Overview of Kongou Guriinhaitsu N C Tou (金剛グリーンハイツＮＣ棟)
Kongou Guriinhaitsu N C Tou (金剛グリーンハイツＮＣ棟) is a 52-year-old condominium located at Tondabayashi Shi Teraike Dai 5 Choume 19 (富田林市寺池台5丁目19), Osaka, Japan. Built in 1974, it comprises 165 units in a Reinforced Concrete (RC) structure. It was constructed by Zenidaka Kumi (銭高組).
Pricing & Floor Plans
Based on 16 past listings, prices have ranged from 280〜650万円 (approx. $18,667–$43,333 USD at ¥150/$).
Unit sizes range from 51.3–59.8 sqm (552–644 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), 2DK (2-bedroom w/ dining-kitchen), 2SDK (2-bedroom w/ dining-kitchen + service room), 2LDK (2-bedroom w/ living-dining-kitchen), 3SLDK (3-bedroom w/ living-dining-kitchen + service room).
Estimated price per sqm: ¥9.7万/sqm (approx. $648/sqm or $60/sqft).
Location & Neighborhood
The property is located at Tondabayashi Shi Teraike Dai 5 Choume 19 (富田林市寺池台5丁目19), Osaka, Japan. It is a 8-minute walk to the nearest station. This is considered good station access by Japanese standards.
Investment Perspective
Seismic standards: Built in 1974, this property predates Japan's 1981 New Seismic Design Standards (新耐震基準). Buildings constructed before June 1981 were built to older earthquake resistance codes. Buyers should consider seismic retrofit status.
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 52 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 165 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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