Overview of Roiyaruhiruzu Minoo (ロイヤルヒルズ箕面)
Roiyaruhiruzu Minoo (ロイヤルヒルズ箕面) is a 36-year-old condominium located at Minoo Shi Ishimaru 3 Choume 7 (箕面市石丸3丁目7), Osaka, Japan. Built in 1990, it comprises 93 units in a Reinforced Concrete (RC) structure. It was constructed by Zenidaka Kumi , Miki Kumi (銭高組、 三木組).
Pricing & Floor Plans
Based on 44 past listings, prices have ranged from 1,880〜3,580万円 (approx. $125,333–$238,667 USD at ¥150/$).
Unit sizes range from 88.4–124.9 sqm (952–1344 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 4LDK (4-bedroom w/ living-dining-kitchen), 4SLDK (4-bedroom w/ living-dining-kitchen + service room), 3SLDK (3-bedroom w/ living-dining-kitchen + service room), 3LDK (3-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥25.4万/sqm (approx. $1,697/sqm or $158/sqft).
Location & Neighborhood
The property is located at Minoo Shi Ishimaru 3 Choume 7 (箕面市石丸3丁目7), Osaka, Japan. It is a 3-minute walk to the nearest station. This is considered excellent station access in Japan, where most daily errands are done on foot or by train.
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.
Scale advantage: With 93 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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