Overview of Forumu Minoo (フォルム箕面)
Forumu Minoo (フォルム箕面) is a 35-year-old condominium located at Minoo Shi Aou Kan Tani Nishi 3 Choume 21-11 (箕面市粟生間谷西3丁目21-11), Osaka, Japan. Built in 1991, it comprises 65 units in a Reinforced Concrete (RC) structure. It was constructed by Zaikei Juutaku (財形住宅).
Pricing & Floor Plans
Based on 52 past listings, prices have ranged from 1,480〜3,480万円 (approx. $98,667–$232,000 USD at ¥150/$).
Unit sizes range from 84.5–107.0 sqm (910–1152 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: ¥28.4万/sqm (approx. $1,893/sqm or $176/sqft).
Location & Neighborhood
The property is located at Minoo Shi Aou Kan Tani Nishi 3 Choume 21-11 (箕面市粟生間谷西3丁目21-11), Osaka, Japan. It is a 27-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 35 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 65 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.
Analyze this property's fair price and negotiation room for free at RE:public.