Overview of Famiiyu Suminoe (ふぁみーゆ住之江)
Famiiyu Suminoe (ふぁみーゆ住之江) is a 38-year-old condominium located at Oosakashi Suminoe Ku Nikita Shima 3 Choume 2-51 (大阪市住之江区新北島3丁目2-51), Osaka, Japan. Built in 1988, it comprises 81 units in a Reinforced Concrete (RC) structure. It was constructed by Okumura Kumi (奥村組).
Pricing & Floor Plans
Based on 43 past listings, prices have ranged from 850〜2,380万円 (approx. $56,667–$158,667 USD at ¥150/$).
Unit sizes range from 53.6–73.8 sqm (577–794 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), 1LDK (1-bedroom w/ living-dining-kitchen), 2DK (2-bedroom w/ dining-kitchen), 3LDK (3-bedroom w/ living-dining-kitchen), 2LDK (2-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥25.0万/sqm (approx. $1,668/sqm or $155/sqft).
Location & Neighborhood
The property is located at Oosakashi Suminoe Ku Nikita Shima 3 Choume 2-51 (大阪市住之江区新北島3丁目2-51), Osaka, Japan. It is a 7-minute walk to the nearest station. This is considered good station access by Japanese standards.
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 38 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 81 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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