1990 Volume 45 Issue 1 Pages 1-19
Condominiums are increasing in metropolitan areas of Japan. As a matter of fact, they are taking up important part among residential houses. Studies on these comdominiums started to appear in the latter of 1970s, which mainly focused on construction process or attributes of dwellers. Few, however, took up their prices, which probably is due to insufficient statistics covering residential houses. In this paper, therefore, most emphasis is placed on clarifying locational characteristics of condominiums by analysing the relationship between "floor space index (hereafter referred to as FSD" and "unit price per m^2 (hereafter referred to as UPPm^2)". City wards of Nagoya have been chosen as unit for analysis here (Fig. 1) and data used in this paper are taken from "Condominiums list all over Japan" issued by the Institute of Real Estates and Economics (Fudosan Keizai Kenkyujo). The process and the result of this study may be summarized as follows; First, the author studied on how location of condomoniums have changed (Fig. 2, Table 1). Secondly, we divided the city wards into several groups according to FSI deviation' (Table 4, Fig. 3). Then we devided them differently according to UPPm^2 deviation (Table 5, Fig. 4). Studying the relationship between FSI diviation and UPPm^2 deviation, we came to another area division (Fig. 5, 6). Cluster analysis using the data of Fig. 5 is shown as Fig. 7, and areas common locational characteristics are classified into next 5 groups (Fig. 8). Cluster [○!a]: Only Naka Ward belongs to this group. In spite of the highest land prices, condominiums here are supplied at less expensive price level (ranking at 4th among other). This is due to less strict FSI regulations. Cluster [○!b]: Only Higashi Ward belongs to this group. Compared with Naka Ward, land prices here are cheaper, while FSI regulations are more strict. This is the reason why Higashi Ward could not supply condominiums with FSI as high as it is in Naka Ward. Price level, condominiums here are cheaper than those in Showa Ward and Chikusa Ward, which as the result makes its FSI look attractive enough. Cluster [○!c]: Consists of Showa Ward, Chikusa Ward, Mizuho Ward and Meito Ward. Condominiums in these wards are characterized by low FSI and high price levels, caused by high land prices and strict FSI regulations. Cluster [○!d]: Belonging to this group are Nakamura Ward, Atsuta Ward, Nishi Ward and Kita Ward. Probably due to having inner cities inside, land prices in these wards are relatively low, showing low price and high FSI characteristics. Cluster [○!e]: Consists of Tempaku Ward, Midori Ward, Moriyama Ward, Nakagawa Ward, Minami Ward and Minato Ward. Relatively low land prices are the characteristics they have in common.
