Tag Archive for 日本不動産

How the commission for agents (realtors) works in Japan ?: Risks you should watch (YouTube)

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How the commission for agents (realtors) work in Japan ?
The system is very different from that of USA.

In the US, sellers pay the commission to the sellers agents (listing agents) and buyers don’t pay the commission.

(Later, sellers agents split the commission with buyers agents)

In Japan, a buyer pays the 3% commission to buyers agent and a seller pays the same 3% to sellers agent (listing agent)

3% is the statutory rate and not negotiable (it is but I don’t negotiate).

Japan has been infamous for the problem of “dual agency”.

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HARUMI FLAG project in Tokyo : Biggest condominium development in the history : Will it fail or succeed ?

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When the key project takes a tumble ?

The Tokyo Olympics and Paralympics will be held in 2020 summer.

The athlete’s village will be actually renovated and sold as condominiums, rental apartments, and commercial facilities after the Olympics approximately four years after the games.

The development project after the Olympics was named “HARUMI FLAG”.

It is a massive project.

In light of very defensive movement of the new condos in last several months,

many industry figures are bracing for the outcome of the sales.  

Total of 4145 condos units will be for sale and 1487 units of rental property (rental units) will be entering the rental market.

It is the biggest condominium development project by far in the industry history.

By the way, the consortium already announced that two high rise condo buildings will be also built in the site but the details are not

released yet. (the above 4145 units do not include two high rises) 

The development area (Harumi Flag) will be accommodating about 12,000 residents.

The development is a very rare joint project by the consortium of Mitsui Fudosan Residential, Mitsubishi Jisho Residence, Nomura Real Estate, Sumitomo Real Estate,

and other 10 major developers will be engaged. 

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Can foreigners get a MORTGAGE LOAN for home in Japan ? : Key Factors

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Are you curious about the mortgage loan in Japan ?

Few individuals have enough savings or liquid funds to enable them to purchase property outright.

It is normal for home purchases to be funded by a mortgage loan.

A mortgage loan is used either by purchasers of real property to raise funds to buy real estate, or alternatively by existing property owners to raise funds

for any purpose, while putting a lien on the property being mortgaged.

The home mortgage loan is widely available in Japan, too.

The best referral source for obtaining a foreign national mortgage loan is a local real estate broker that works in Japan.

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Fast track is available: Japan’s green card by the real estate investment ? : How long does it take and how ?　（YouTube Part-2)

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Part-2

Japan dramatically relaxed the green card regulations a few years ago.
Now you could get the green card by investing in Japan with 1 year stay.

Japan is not selling the green card but the real estate investment (or any other type of business

by establishing your entity here) should work very well.

Again the government is not selling the green card but you can
intelligently leverage the real estate investment for the preferential treatment.

I am discussing more practical strategy to get prepared and apply for the green card. 

There is even a fast track.

If you like Japan and want to contribute to my country in good ways, your investment should be

appreciated by the government.

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Japan’s green card by the real estate investment ? : How long does it take and how ?　（YouTube Part-1)

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Part-1

Japan dramatically relaxed the green card regulations a few years ago.
Now you could get the green card by investing in Japan with 1 year stay (earliest)
The government is not selling the green card but you can
intelligently leverage the real estate investment for the preferential treatment.

How ?

Again Japan is not selling the green card.

However the real estate investment (or any other type of business

by establishing your entity here) should work if you are willing to invest and create your start up in Japan.

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Where is the most expensive location in Tokyo ?：Latest PER report by Tokyo kantei

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Where is the most expensive location in Tokyo ?

Ginza in Chuo-ku.

You are right. In terms of face value, Ginza is the most expensive location in Japan and those expensive

locations are commercial areas.

What about the condos relative to the ratio of rent ?

With the rise in land prices, real estate has become difficult to buy year after year.

Where is the area which is relatively cheaper than other areas in terms of the payback period using

the rent you have to pay ?

Real estate research firm Tokyo Kantei announces “Condominium PER” every year for new condos

as one of the judgment criteria.

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Is it a good investment ? Due Diligence For high-rise condominium buyers : What You Need to Check

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High-rise condominiums sometimes meet fierce resistance from residents who believe their neighborhoods are being overwhelmed by soaring glass towers.

In Japan, a number of rich and famous are living in those high rise condominiums.
But are they really good investment ? What are the potential risks ?

The higher that buildings can stretch into the sky, the more money that developers can command for sweeping views.

Those luxury condominiums are called ‘tower mansion’ in Japan.

I know it sounds very confusing.

In Japan mansions aren’t massive houses and estates for the rich and famous.

They are conventional apartments for regular people

(manshon ~ マンション).

Japanese mansions are the equivalent of condominiums.

People buy them to live in or rent out.

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Controversial argument: Where are the places you don’t want to live in Tokyo ?

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(Machida)

Moving into a new place can be an exciting yet expensive decision.

It is essential that you view the property in person as the photos may (or may not) do the property justice.

You may be able to identify issues that are not present in the photos, which may not be up to date.

Visiting the property gives you a feel for the location and the neighbourhood.

In any cities, there are some neighbourhoods where you don’t walk in the middle of night alone.

In fact, in Tokyo there is almost none.

Maybe you may feel weird if you walk on the street early in the morning in Shinjuku Kabukicho but you won’t feel

extreme insecurity.

I recently read a book written by a guy called ‘Masayoshi Osaka’. The book is called ‘Where are the places you don’t

want to live in greater Tokyo ?’  It is highly controversial and full of prejudice such as race, income and business.

He is a reasonably well-known blogger, originally from Osaka.

He is running a media company “Tokyo Deep Guide” , which is the extreme biased media.

The media shines light not on the positive side of the cities/towns in Tokyo but on the negative side.

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