[Okazaki Station New Condo Evaluation] Is Reflore Okazaki Station EAST a Good Buy?

This time, we are examining the new condominium "Reflore Okazaki Station EAST".
The appeal of this property lies in its "all flat parking" and "excellent access to the surrounding environment".

Conclusion

・A strong candidate if you prioritize being within walking distance of Okazaki Station and having flat parking.
・The price per tsubo does not look cheap at first glance, but it feels reasonably priced when considering the land share.
・Be aware of the management costs typical of small-scale condominiums!

<Property Overview>

This property is located on the east side of the station, a 10-minute walk from Okazaki Station.
Recently, there are two other new condominium projects scheduled for sale on the east side of the station. (Ricott Okazaki Station Front PROJECT, Excel Grande Okazaki Station)
When considering a purchase, we recommend comparing it with other properties as well.

<Surrounding Environment>

Almost everything you need is within walking distance, making it extremely convenient.
It is located one block inside from the main street (Route 248), so a quiet living environment can be expected.

Below are the main surrounding facilities.

(Supermarkets)
・Domie Okazaki Station East Store: 4-minute walk
・Seiyu Okazaki Store: 9-minute walk
・Aeon Mall Okazaki: 3 minutes by car

(Convenience Stores)
・FamilyMart Okazaki Kita Store: 4-minute walk

(Drugstores)
・Sugi Pharmacy Hane Kita Store: 4-minute walk

(Parks)
・Akatsuki Park: 3-minute walk

・Asunaro Park: 4-minute walk

(Schools/Kindergartens)
・Hane Elementary School: 5-minute walk
・Shonan Junior High School: 14-minute walk
・Megumi Kindergarten: 8-minute walk
・Wakamatsu Nursery School: 14-minute walk

<The Appeal of Okazaki Station>

Okazaki Station is a stop for the JR Tokaido Main Line Special Rapid service and serves as the starting station for the Aichi Loop Railway.
Access to the Nagoya area and Toyota City is also excellent.

The number of passengers at Okazaki Station is second only to Kariya Station in the West Mikawa area, and it can actually be said to be a station with higher traffic demand than Higashi Okazaki Station.

While many redevelopment projects have been postponed or canceled due to the recent surge in construction costs, the west side of the station has seen the development of a restaurant area called "Ekinishi Komachi" and the redevelopment of the bus rotary.

The east side of the station, where this property is located, is also expected to become even more lively with the opening of "ASTY Okazaki" in June 2026.

In addition, the city as a whole has a lot of momentum, with the renewal of Okazaki Minami Park starting in 2027 and the opening of Mitsui Outlet Park Okazaki last year.

<Price>

As of the time of writing, first-phase applications have already begun on a first-come, first-served basis.

The price per tsubo starts at 1.98 million yen, and my personal estimate for the average price per tsubo is around 2.2 million yen.
The budget range is likely around 51 million yen for 77㎡ and 57 million yen for 85㎡.

Looking at this alone, it might seem expensive for a condo in West Mikawa, but since this property secures flat parking for all units, the land share per unit is approximately 13.8 tsubo.

Many recent condo projects use mechanical parking to squeeze in as many units as possible, often resulting in a land share of about 6.5 tsubo per unit.
In this location, there is a difference of about 5 million yen (1 tsubo @ 700,000 yen x 7.3 tsubo difference = 5.11 million yen) compared to properties with the aforementioned mechanical parking.
When you subtract that, it feels quite reasonably priced.

Also, new condos with all flat parking are quite rare these days. Since car demand is extremely high in this area and flat parking is preferred, I consider it a strength for resale.

A concern, which is common not just for this property, is that the amount of the repair reserve fund is low.

Of course, since it is flat parking, maintenance costs are relatively low, but as it is a small-scale condo with only 29 units and a tall 15-story building with 2 units per floor, it tends to be costly to repair because high scaffolding is required, so I feel it could be a bit higher.

Also, since there are few units, it is necessary to keep in mind that the cycle for serving as an officer of the management association is shorter compared to large-scale condos.

<Floor Plan/Specifications>

There are two types of floor plans, 77㎡ and 85㎡, and it seems that floor plan changes can be made for a fee.
Both are firmly south-facing, and the north side also adopts an out-pole design, making them very easy-to-use floor plans.
Specifications are not currently published on the HP, but judging from the floor plan, the toilets appear to be the counter-hand-wash type.
Due to soaring construction costs, out-pole designs are often not adopted and equipment specifications are often cut, so this is attractive!

77㎡ Plan

85㎡ Plan

Personally, I think the 77㎡ plan is good because it has a window on the east side, you can feel the morning sun, and there are few quirks in the floor plan.
The 85㎡ is also quite good, but to secure storage space, there are many rooms with crank-in entrances, and I would have liked a 1620 size bathroom even if it meant adding a bit of a premium feel.

<Comparison with Surrounding New and Used Condos>

First, a comparison with surrounding new condos.
The prices for the two new condos being compared (Ricott Okazaki Station Front PROJECT, Excel Grande Okazaki Station) were not published on their HPs.
Both are slightly closer to the station than this property, but in terms of access to supermarkets, schools, etc., this property has higher superiority.

Something to be careful about in the Okazaki Station area is that the area within a 10-15 minute walk from the station is an area where detached houses are relatively often sold, and they can be purchased for around 50 million yen, which is a price range that actual demanders can relatively afford, so condos have little scarcity and are at a disadvantage.

Therefore, if you want to maintain asset value in this area, a location within a 10-minute walk from the station that does not clash with such detached houses is key.
Of course, it is necessary to consider not only the distance to the station but also the surrounding environment.
This property is just within that range, and since it is in a considerably good position within the same walking distance, I think it is possible to draw a line between it and detached houses.

I digressed, but next is a comparison with surrounding used condos.

The comparison conditions were searched for within 15 years of construction and within a 10-minute walk.
(Including the station west area, ownership form is ownership only)

They are generally being sold at 1.7 to 1.8 million yen per tsubo.
If you narrow it down to just the east side of the station, it is only Mast Square Okazaki.

Reflore Okazaki Station EAST Expected Average Price per Tsubo: @220
There is a clear difference in price per tsubo between used and new, but if you look at the difference in building age, it does not look that high even on the surface.

<Summary>

This property is suitable for those who want to enjoy the convenience of being reasonably close to the station while also maintaining a lifestyle that relies on a car. For example, for a dual-income family where the husband commutes by train to the Nagoya area and the wife commutes by car within Okazaki City, I think this property offers a great balance, providing a moderate distance to the station while also making it easy to pull a car out of the parking area.
There are no notable buildings in front, so you can expect a fairly open view from the middle floors and above, which I highly recommend.

I hope this article is helpful!
Thank you for reading my blog until the end.