Overview of Kotoni Roiyaruhaitsu (琴似ロイヤルハイツ)
Kotoni Roiyaruhaitsu (琴似ロイヤルハイツ) is a 46-year-old condominium located at Sapporoshi Nishiku Hachiken Gojou Nishi 2 Choume 5-9 (札幌市西区八軒五条西2丁目5-9), Hokkaido, Japan. Built in 1980, it comprises 27 units in a Reinforced Concrete (RC) structure.
Pricing & Floor Plans
Based on 8 past listings, prices have ranged from 170〜360万円 (approx. $11,333–$24,000 USD at ¥150/$).
Unit sizes range from 43.4–46.2 sqm (467–497 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 2LDK (2-bedroom w/ living-dining-kitchen), 2DK (2-bedroom w/ dining-kitchen).
Estimated price per sqm: ¥5.3万/sqm (approx. $354/sqm or $33/sqft).
Location & Neighborhood
The property is located at Sapporoshi Nishiku Hachiken Gojou Nishi 2 Choume 5-9 (札幌市西区八軒五条西2丁目5-9), Hokkaido, Japan. It is a 8-minute walk to the nearest station. This is considered good station access by Japanese standards.
Investment Perspective
Seismic standards: Built in 1980, this property predates Japan's 1981 New Seismic Design Standards (新耐震基準). Buildings constructed before June 1981 were built to older earthquake resistance codes. Buyers should consider seismic retrofit status.
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 46 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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