Overview of Ribeerushitei Tarumi Hiruzu (リベールシティ垂水ヒルズ)
Ribeerushitei Tarumi Hiruzu (リベールシティ垂水ヒルズ) is a 25-year-old condominium located at Koubeshi Tarumiku Kozukayama Honchou 2 Choume 21-1 (神戸市垂水区小束山本町2丁目21-1), Hyogo, Japan. Built in 2001, it comprises 96 units in a Reinforced Concrete (RC) structure. It was constructed by Kumagaigumi (熊谷組).
Pricing & Floor Plans
Based on 28 past listings, prices have ranged from 1,490〜3,280万円 (approx. $99,333–$218,667 USD at ¥150/$).
Unit sizes range from 63.8–93.9 sqm (687–1011 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 4LDK (4-bedroom w/ living-dining-kitchen), 3LDK (3-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥25.9万/sqm (approx. $1,723/sqm or $160/sqft).
Location & Neighborhood
The property is located at Koubeshi Tarumiku Kozukayama Honchou 2 Choume 21-1 (神戸市垂水区小束山本町2丁目21-1), Hyogo, Japan. It is a 30-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 25 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 96 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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