Overview of Guranmeeru Ikebukuro (グランメール池袋)
Guranmeeru Ikebukuro (グランメール池袋) is a 48-year-old condominium located at Toyoshima Ku Higashiikebukuro 3 Choume 13-12 (豊島区東池袋3丁目13-12), Tokyo, Japan. Built in 1978, it comprises 80 units in a Steel Reinforced Concrete (SRC) structure. It was constructed by Sanpei Kougyou (三平興業).
Pricing & Floor Plans
Based on 82 past listings, prices have ranged from 490〜1,687万円 (approx. $32,667–$112,467 USD at ¥150/$).
Unit sizes range from 12.8–18.5 sqm (138–199 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 1K (1-bedroom w/ kitchen), 1R (Studio).
Estimated price per sqm: ¥87.9万/sqm (approx. $5,862/sqm or $545/sqft).
Location & Neighborhood
The property is located at Toyoshima Ku Higashiikebukuro 3 Choume 13-12 (豊島区東池袋3丁目13-12), Tokyo, Japan. It is a 7-minute walk to the nearest station. This is considered good station access by Japanese standards.
Investment Perspective
Seismic standards: Built in 1978, 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 48 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 80 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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