Overview of Guran・domuuru Kusatsu (グラン・ドムール草津)
Guran・domuuru Kusatsu (グラン・ドムール草津) is a 36-year-old condominium located at Kusatsu Shi Shibukawa 2 Choume 9-33 (草津市渋川2丁目9-33), Shiga, Japan. Built in 1990, it comprises 23 units in a Reinforced Concrete (RC) structure. It was constructed by Magara Kensetsu (真柄建設).
Pricing & Floor Plans
Based on 39 past listings, prices have ranged from 980〜2,180万円 (approx. $65,333–$145,333 USD at ¥150/$).
Unit sizes range from 70.6–112.8 sqm (760–1214 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 2SLDK (2-bedroom w/ living-dining-kitchen + service room), 4SLDK (4-bedroom w/ living-dining-kitchen + service room), 3LDK (3-bedroom w/ living-dining-kitchen), 4LDK (4-bedroom w/ living-dining-kitchen), 3SLDK (3-bedroom w/ living-dining-kitchen + service room).
Estimated price per sqm: ¥15.4万/sqm (approx. $1,027/sqm or $95/sqft).
Location & Neighborhood
The property is located at Kusatsu Shi Shibukawa 2 Choume 9-33 (草津市渋川2丁目9-33), Shiga, Japan. It is a 16-minute walk to the nearest station. In Japan, station proximity significantly affects property values and daily convenience.
Investment Perspective
Building depreciation: In Japan, buildings depreciate significantly over time. Wood-frame houses depreciate to near-zero value at around 22 years, while RC structures depreciate more slowly but still lose value. At 36 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Key cultural note: Unlike the US where properties typically appreciate over time, Japanese buildings depreciate while the underlying land tends to hold or gain value. This means buyers should evaluate the land-to-building value ratio carefully.
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