Overview of Ekuseru Toukou Yama (エクセル東岡山)
Ekuseru Toukou Yama (エクセル東岡山) is a 31-year-old condominium located at Okayamashi Nakaku Shita 475-6 (岡山市中区下475-6), Okayama, Japan. Built in 1995, it comprises 72 units in a Steel Reinforced Concrete (SRC) structure. It was constructed by Tada Kensetsu (多田建設).
Pricing & Floor Plans
Based on 40 past listings, prices have ranged from 750〜1,650万円 (approx. $50,000–$110,000 USD at ¥150/$).
Unit sizes range from 56.3–74.4 sqm (606–801 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 3DK (3-bedroom w/ dining-kitchen), 2LDK (2-bedroom w/ living-dining-kitchen), 3LDK (3-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥24.7万/sqm (approx. $1,645/sqm or $153/sqft).
Location & Neighborhood
The property is located at Okayamashi Nakaku Shita 475-6 (岡山市中区下475-6), Okayama, Japan. It is a 10-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 31 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 72 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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