Overview of Dorufudeyuoru Suminoe (ドルフデュオル住之江)
Dorufudeyuoru Suminoe (ドルフデュオル住之江) is a 25-year-old condominium located at Oosakashi Suminoe Ku Hamaguchi Higashi 3 Choume 13-13 (大阪市住之江区浜口東3丁目13-13), Osaka, Japan. Built in 2001, it comprises 27 units in a Reinforced Concrete (RC) structure. It was constructed by Tani An Kumi , Morita Kensetsu (谷安組、 モリタ建設).
Pricing & Floor Plans
Based on 37 past listings, prices have ranged from 1,780〜2,880万円 (approx. $118,667–$192,000 USD at ¥150/$).
Unit sizes range from 61.0–72.2 sqm (657–777 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 4LDK (4-bedroom w/ living-dining-kitchen), 2LDK (2-bedroom w/ living-dining-kitchen), 2SLDK (2-bedroom w/ living-dining-kitchen + service room), 3LDK (3-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥39.9万/sqm (approx. $2,660/sqm or $247/sqft).
Location & Neighborhood
The property is located at Oosakashi Suminoe Ku Hamaguchi Higashi 3 Choume 13-13 (大阪市住之江区浜口東3丁目13-13), 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 25 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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