1

Historical changes in land price formation

factors over 100 years in Kyoto, Japan:

comparison of the land price distribu

Kazuto AOKI （Research Center for Disaster Mitigation of

Urban Cultural Heritage, Ritsumeikan University）, Koji TAKEDA, Daigo ITO （PASCO CORPORATION）, Keiji YANO, Tomoki NAKAYA （Ritsumeikan University）

Japan Geoscience Union Meeting 2014

Background

Related Work

Our Method

Conclusions

Future Work

Contents

3

a large number of studies

evaluating land price formation factors

which show socio-economic situations,

cross-sectional analysis focusing on specific

factors, such as zoning, road width and

accessibility to public transportation.

Background

zoning road width accessibility

4

Current Land price The land prices estimated by

・Hedonic Approach (Kanamoto・Nakamura 1984)

・Regression model based on econometric

(Tutumi et al. 1999)

Little attention

historical changes of land price formation

in a long-term perspective,

The reason the lack of historical data

representing land price distribution in the

past.

Related Work

5

Kyoto cadastral map made in 1912

Source：Case of Kyoto cadastral map(Kimura，2010)

Background

for buying and selling

of land

375 Sheet

・ Cadastre

・ Cadastre Map

・ Added information

land use category,

and Acreage

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Kyoto cadastral map

→ digitized to detailed historical GIS database

by the GIS research team at Ritsumeikan University.

source：Land prices grading of Kyoto cadastral map (Inoue 2007)

Background

Scaning → Raster

City district,

Land field → Vector

Alignment

to the current map

Heian-kyo since 794 years,

Kyoto was the capital of the 1000 years

City district of Heian-kyo is still in use

Background studyarea

8

Our Method

Investigate historical changes

・ Large-scale disasters and war

damages

・Change of the city district has not been

Kyoto has not received 100years

disasters war city district

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The effects of the changes

in socio-economic situations

on land price distributions 100 years.

Our Method

1912 land price

2012 land price

Quantitatively

compare

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Figure1. 1912,2012 relative land assessments scatter plot

0

20

40

60

80

100

0 20 40 60 80 100

1912年

2012年

Table 1. Street of a large Relative land price fluctuation

通り名2012-1912相対路線価

烏丸通 40.5%

府道下鴨・京都停車場線 28.0%

国道３６７号 21.0%

府道嵐山・祇園線 17.6%

塩小路通 17.1%

白川南通 -10.3%

宮川町通 -11.8%

先斗町通 -11.8%

西石垣通 -13.0%

新京極通 -56.0%

上位5位(地価上昇)

下位5位(地価下落)

Relative price 2012 - Relative price 1912 Extract the streets of big change land prices

relative distributions

1. Relative land price fluctuation

UP MAX 40.5=100 – 59.5

U

P

DO

WN

3,040 street value

11 Figure2. 1912 Relative land price Figure3. 2012 Relative land price

1912 2012

Change image of land prices relative

distribution

1. Relative land price fluctuation

Up Down

Karasuma Street

Shinkyogoku Street

Modern shopping street

Modern office street

Kawaramachi Street

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1. Most up street is Karasuma Street

Most up land prices street is Karasuma street.

It is 40.5%. Change to modern office street by

automobile passing

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1. Most down street is Shinkyogoku street

Most down land prices street is

Shinkyogoku street. It is -56.0%.

Shinkyogoku Street is

currently crowded, but main street

has changed to Kawaramachi street.

Conclusion

GIS was used for the digitized Kyoto cadastral map

detail data,

change of the land price distribution

from 1912

to 2012

quantitatively

compare

Conclusion

(1)UP

Change to modern office street

by automobile passing

in change of the socio-economic situation

(2)Down

Change to modern shopping street

by automobile passing

in change of the socio-economic situation

Future work

Changes in land price formation

factors associated with changes

in the socio-economic situation

by quantitative verification

17 Figure2. 1912 Relative land price Figure3. 2012 Relative land price

1912 2012

Thank You!

Up Down Karasuma Street

Kawaramachi Street

Gion