Overview of Dioferutei Suminoe Kouen (ディオフェルティ住之江公園)
Dioferutei Suminoe Kouen (ディオフェルティ住之江公園) is a 30-year-old condominium located at Oosakashi Suminoe Ku Nikita Shima 5 Choume 1-62 (大阪市住之江区新北島5丁目1-62), Osaka, Japan. Built in 1996, it comprises 50 units in a Reinforced Concrete (RC) structure. It was constructed by Hase Kou Kooporeeshon , Marubeni Kensetsu (長谷工コーポレーション、 丸紅建設).
Pricing & Floor Plans
Based on 36 past listings, prices have ranged from 1,150〜2,180万円 (approx. $76,667–$145,333 USD at ¥150/$).
Unit sizes range from 50.5–64.3 sqm (544–692 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 2LDK (2-bedroom w/ living-dining-kitchen), 3LDK (3-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥32.3万/sqm (approx. $2,153/sqm or $200/sqft).
Location & Neighborhood
The property is located at Oosakashi Suminoe Ku Nikita Shima 5 Choume 1-62 (大阪市住之江区新北島5丁目1-62), Osaka, Japan. It is a 8-minute walk to the nearest station. This is considered good station access by Japanese standards.
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 30 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 50 units, this is a relatively large condominium. Larger buildings typically benefit from lower per-unit maintenance and repair reserve costs.
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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