Overview of Suginami Hiruzu Kamiigusa (杉並ヒルズ上井草)
Suginami Hiruzu Kamiigusa (杉並ヒルズ上井草) is a 29-year-old condominium located at Suginamiku Kamiigusa 2 Choume 4-3 (杉並区上井草2丁目4-3), Tokyo, Japan. Built in 1997, it comprises 19 units in a Reinforced Concrete (RC) structure. It was constructed by Hazamagumi (間組).
Pricing & Floor Plans
Based on 17 past listings, prices have ranged from 3,380〜6,188万円 (approx. $225,333–$412,533 USD at ¥150/$).
Unit sizes range from 58.9–86.3 sqm (634–929 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: ¥78.7万/sqm (approx. $5,249/sqm or $488/sqft).
Location & Neighborhood
The property is located at Suginamiku Kamiigusa 2 Choume 4-3 (杉並区上井草2丁目4-3), Tokyo, Japan. It is a 12-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 29 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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