Overview of Arusu Tezukayama (アルス帝塚山)
Arusu Tezukayama (アルス帝塚山) is a 29-year-old condominium located at Oosakashi Abenoku Tezukayama 1 Choume 14-26 (大阪市阿倍野区帝塚山1丁目14-26), Osaka, Japan. Built in 1997, it comprises 90 units in a Reinforced Concrete (RC) structure. It was constructed by Arai Kumi (新井組).
Pricing & Floor Plans
Based on 31 past listings, prices have ranged from 1,980〜4,380万円 (approx. $132,000–$292,000 USD at ¥150/$).
Unit sizes range from 57.3–90.3 sqm (617–972 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 2SLDK (2-bedroom w/ living-dining-kitchen + service room), 3K (3-bedroom w/ kitchen), 3LDK (3-bedroom w/ living-dining-kitchen), 4LDK (4-bedroom w/ living-dining-kitchen), 2LDK (2-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥51.3万/sqm (approx. $3,423/sqm or $318/sqft).
Location & Neighborhood
The property is located at Oosakashi Abenoku Tezukayama 1 Choume 14-26 (大阪市阿倍野区帝塚山1丁目14-26), Osaka, Japan. It is a 5-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 29 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 90 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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