*This blog article was originally written in Japanese and has been translated by AI. From the Sumu-lab Editorial Team
Today, we’ll be analyzing the pricing for the second round of Phase 2 sales of Park Tower Osaka Dojimahama.
Earlier this year, Phase 2 Round 1 was released, and despite increased pricing, the lottery competition was fierce—units below the hotel reached a maximum ratio of 10 to 1, while those above the hotel hit as high as 55 to 1.
Considering this, we’ll also take a look at trends in Osaka’s tower condo market from January to May.
For details on shared facilities, design, floor plans, and pricing for Phase 1 (Rounds 1–3) and Phase 2 Round 1, please refer to past blog posts:
- Part 1: Design and Common Facilities ※ Click to read
- Part 2: Price Analysis Based on Expected Pricing and Area Market
- Phase 1 Round 2 Price Forecast
- Phase 1 Round 2 Price Reduction Analysis
- Phase 1 Round 3 Price Analysis
- Phase 2 Round 1 Price Analysis
目次
Phase 2 Round 2 Sales Prices
- Lowest price per tsubo: ¥5.89 million (North-facing, 3rd floor)
- Highest price per tsubo: ¥12.39 million (North-facing, 33rd floor)
- Lower floors: Prices are tiered by floor, with some even cheaper than the previous round.
- Upper floors above the hotel: More than ¥1 million increase per tsubo.
Below the Hotel
Looking at the lower floors, one notable point is that units priced under ¥6 million per tsubo have appeared. 3rd floor (north-facing) is ¥5.89 million/tsubo, and 4th floor is ¥5.98 million/tsubo.Of course, there’s no view at these levels, but sub-¥6 million pricing is highly attractive.
New tower condos in Osaka City are becoming quite expensive, and even resale condos on low floors are often listed above ¥6 million/tsubo.
So for a newly built condo within 10 minutes’ walk of Osaka Station at this price point, it’s a great option—especially for singles.
I have friends living in tower condos with great views but who never open the blinds (such a waste!), so for those who don’t care about the view, these low-floor units are perfect.
You also get to enjoy the pool and sauna in the common areas, and you’re within walking distance of Osaka Station, Umeda, and Kitashinchi for work, entertainment, and dining.
It’s an ideal setup for singles.
(I personally value views, so I’d aim for a higher floor, but Park Tower Osaka Dojimahama doesn’t offer small units up high—and they’re too expensive anyway.)
Some examples of resale tower condos in Osaka City with similar low-floor pricing include:
- Kitahama Mid Tower
- Branz Tower Umeda North
- Grand Maison Shin-Umeda Tower THE CLUB RESIDENCE
Given that, Park Tower Osaka Dojimahama’s new builds under ¥6 million/tsubo within walking distance to Osaka Station may be a real bargain.
(Though from a resale value perspective, once transaction fees are considered, profitability is uncertain.)
Meanwhile, Brillia Tower Dojima is also launching Phase 6 Round 3 at the same time.
Brillia Tower Dojima had been priced too high to get much attention, but the current release includes a 5th-floor 37.01 m² unit for ¥75.1 million (about ¥6.7 million/tsubo), indicating a slight price adjustment.
Comparing 1LDK units, Brillia Tower Dojima has a lower total price, while Park Tower Osaka Dojimahama has a lower price per tsubo.
Both seem to be attractively priced.
Previously, Brillia Tower Dojima resale units with partial views sold for about ¥70 million, but current listings are now from ¥86.8 million.
So the new pricing is comparable to past resale prices, albeit with no view.
Above the Hotel
In the last round, a 90 m² unit on the 35th floor had over 50 applications. This time, it’s a 101 m² unit, which is bound to be even more popular due to the larger layout.However, pricing has definitely increased:
- Last round: 90 m², 35F – ¥11.14 million/tsubo
- This round: 101 m², 33F – ¥12.39 million/tsubo
However, the tsubo price has increased by ¥1.25 million—about a ¥38 million overall price hike for this 101 m² unit.
Despite that, there are already 11 applicants, showing how well Mitsui Fudosan has priced it.
Even at these high prices, the units are still selling.
By the application deadline on Friday, May 9, we may see the lottery odds reach close to 50 to 1 again.
Many of the high-floor units above the hotel are still being held back from sale, likely in anticipation of the launch of Grand Green Osaka THE SOUTH RESIDENCE.
Grand Green Osaka THE NORTH RESIDENCE has already seen several resales at significantly higher prices than when new, so THE SOUTH will likely be priced accordingly.
Personally, I’d love to buy a unit at THE SOUTH, but it’s likely to be out of reach price-wise.
If you’re targeting the high floors above the hotel at Park Tower Osaka Dojimahama, now might be your best chance before prices increase even more.
We’ll also be watching closely how the launch of THE SOUTH affects the pricing of nearby new and resale tower condos.
Here is the price list.
※ Click to enlarge
Floor Plans
S-42Bn (Below Hotel – Lowest Price)
42.91 m² 3F: ¥76.6 million (¥5.89 million/tsubo) 4F: ¥77.7 million (¥5.98 million/tsubo) 5F: ¥78.8 million (¥6.06 million/tsubo) 6F: ¥79.9 million (¥6.14 million/tsubo)
E-101An (Above Hotel)
101.17 m² 33F: ¥380 million (¥12.39 million/tsubo)
Conclusion
It’s not just Osaka City—new tower condos in Senrioka (Premist Tower Senrioka) and Tarumi (Proud Tower Kobe Tarumi) are seeing multiple applicants and have become hard to win via lottery. (Based on pricing and interest in Branz Tower Nishinomiya, that one will probably also see many lottery entries.)The recent Branz Tower Osaka Umeda saw a lottery ratio of over 150 to 1.
For first-time buyers, relying solely on new builds is becoming a lottery-like gamble.
Whether buying new or used, attractive or undervalued properties draw intense competition.
Investors and buyout firms are also increasingly purchasing with cash, so it’s wise to broaden your search areas and property types.
If you’re going for a resale, focusing only on underpriced listings might leave you empty-handed.
Instead, aim for reasonably priced listings and negotiate a bit—you’ll have a better shot.
(I personally submitted 10 offers for resale properties and only managed to close one deal.)
Low-floor units at Park Tower Osaka Dojimahama likely won’t see intense competition, so I strongly recommend them—especially for singles!
I wonder when I’ll be able to buy my next new condo…
Stay tuned for the next update!!
Mansion Community:What do you think about Park Tower Osaka Dojimahama?
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[スムラボ編集部より] 本ブログ記事の情報は投稿日時点のものです。現在の販売情報はLifull Homesをご参照下さい。
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