Japanese Real Estate Agent's Advice to Foreign Buyers

[@shumatsuopost]

What's your biggest challenge when it comes to working with Japanese real estate agents? [NEW] Need Help with Buying a Vacation Home in Japan? Apply for Japan Akiya Assist: forms.gle/eKuhDJGDKK4wFfND9

[@mtwhatley3253]

Loving this series of vids. One thing that I was thinking at the start of the video was insurance. As you know in America if you live in a flood zone you’ll need to get flood insurance from the government. My question or perhaps an idea for a future video for you is…how does this work in Japan. Is insurance for earthquakes provided by private companies or via the government? Since the Noto earthquake on 1-1 I’ve been watching lots of news reports saying the residents lost everything. Does this mean no one had insurance or was it extremely expensive and thus, few could afford it? Another though is about property tax. I live in a state that has one of the lowest annual property taxes. My knowledge of property taxes is that if your property isn’t a primary homestead then your taxes are higher. Is this also true in Japan? Sorry for the long comment, but hope you’ll cover some of these topics in the future. Your Chanel is great and at some point I hope to get in touch for possible purchase assistance. Cheers and good luck on your success.

[@rvnut1133]

I watched every single second of this video interview, I have to say that it was very interesting in not only what the Real State professional said but what he didn't say by carefully answering the questions. If you can read between the lines you will figure it out; very polite of him. It was also interesting to hear from him how their market is negatively affected by foreigners buying properties in Japan. It doesn't really help them to raise their property value. And of course, their fear of losing their culture to outside influences. Well done.

[@shumatsuopost]

Glad it was helpful!

[@allworksnew]

​@@shumatsuopostdo some akiya banks do payment plants?

[@JohnSmith-li7xe]

Don't really matter about foreigners buying a property when they don't even make children to continue their culture

[@albertocostantini516]

From their perspective, they are right. It's a land rich in tradition, historically closed off or limited to foreign influences, and in recent years, it has been invaded by people and cultures that can be damaging (I don’t want to generalize, but from my travels, I’ve found that Chinese and American tourists are truly the most rude and intrusive). Personally, it’s my dream to buy a house in Japan, either as a vacation home or to transform it into a small accommodation facility, all while fully embracing the local culture to avoid disrupting the harmony of the place. Among the various rules that should be in place is the requirement to provide a document that explains what you intend to do with the property and the project, so that the nearby residents are also informed. We often think too much with our Western mindset when it would be enough to have a bit more awareness and sensitivity.

[@falusitablet8747]

​@albertocostantini516 I definitely agree. As a family, We wish to perhaps purchase a home for our son, who right now works out of Japan remotely. If all goes well, this would be a very good fit for him as he loves the culture, language study is coming along, very difficult.. his work is very specialized, many Japanese came to our country for their education in his field, so his contacts are many. One of which he is working with now. He would not need to live there year round, but the property would be used by us also. In my country we are facing many issues due to lack of respect and assimilation of the current influx of foreigners we are getting, especially refugees who don't even care where they're going. Our country is changing and not for the better, so I fully understand Japan's reluctance to want the same issues. Too many arrogant entitled people these days.

[@lostboy8084]

How to tell a good realtor easy someone who takes the time to work with you to fully understand what you are looking for. Great video as always.

[@shumatsuopost]

Exactly. Thanks for your support :)

[@Pumanic]

I think you might have created a functional working role for yourself. You understand both cultures and know both languages, you could market yourself as a realestate agent middle hand easily. I imagine you already do, but this is a very nice role you have created for yourself. You have found a need and a function which no one before you have truly filled, and it is a good role too for all involved. I look forward maybe being able to hire you once it's time for me to invest in japan in a few years time.

[@shumatsuopost]

Spot on :) Looking forward to hearing from you in a few years 😉

[@Pumanic]

@@shumatsuopost Is there a way to email you? :)

[@hidekodufton5820]

I do agree with you! Shu, you do a great job!! I am a Japanese origin but I lost a citizenship as being a Canadian about 20 years. We are thinking of moving back in few years as my family is aging and needed more assistance. Thank you so much for your generosity.

[@JPphil]

@@hidekodufton5820I hope Japan makes it easier for you to regain citizenship, if that’s what you want.❤

[@JPphil]

@@hidekodufton5820I hope Japan makes it easier for you to regain citizenship, if that’s what you want.❤

[@LaserLaso]

I’m glad there’s help to translate. I’ve always wanted to have a home in Japan once I retire.

[@shumatsuopost]

Go for it!

[@FoxyfloofJumps]

It's so great to hear from someone in the profession directly, and interpreted by someone who's very fluent and knowledgeable as yourself. Thank you for this video. It's very helpful for impressing the basic and fundamental differences in culture that could trip up a buyer from another country from simple gaps in communication.

[@shumatsuopost]

Glad it was helpful!

[@agam97]

As a foreigner from Indonesia studying in the US, the primary difficulty for someone to invest and live in Japan is securing a stable job that allows foreigners to work with JLPT N4 and N5. Besides English teaching and software development, most companies require JLPT N2 or N1, which is hard even for some Japanese Third-Culture Kids / Kikokushijo. It is risky to buy a house in Japan before you secure a job as there is no guarantee that you can find any company willing to give you a chance while you improve your Japanese language. Even foreign companies from the US, like JP Morgan, McKinsey, Harley Davidson, etc, require JLPT N2 and N1 when most of the job would be in tandem with the US office. As far as I know, you cannot move to Japan to work without getting a Certificate of Eligibility from a company to 'sponsor' your work visa.

[@Cordycep1]

DOnt need a sposnor anymore by just open any business, also the grads from top 100 universities in the world will get automatic work visa for 2 yrs.

[@3xsxs953]

​@@Cordycep1It's not a work visa for 2 years it's a job hunting visa for 2 years. Still nice but big difference.

[@rversocal8889]

Some people are able to work remotely anywhere in the world as long as there is a good internet connection. Also others may be looking for a second house in Japan to relax and enjoy.

[@pattiepepper6217]

I think the Agent is trying to say - in a polite way - "Foreigners, please don't come here and buy our property. Many locals can't afford it, but if you buy it, we will get pushed out." I also feel like the Agent really didn't give his opinion. He said a whole lot of nothing until Shu prompted him directly to explain the benefits of living in the area. So Japanese. 😂😂😂😂

[@lycanlube7484]

Yeah I'm predicting this is the issue if foreigners keep buying as investment , homes shouldn't be investments and should stay as basic necessities. But I guess greed gets the better of certain people

[@pomijaime]

The agent tried his best to remain AMBIGUOUS... Why you agree to give an interview of the market but only offer generalities with no concrete information? You answered the reason here very well. I know japanese and its customs, but this agent is avoiding to provide any helpful information and when answering about what kind of advice he can give to buyers seeking agents is that "Earthquakes and Calamities" are frequent in Japan and agents should tell you that for old home. . . Interesting and frustrating. But Thank you!!!

[@bustingmyths11]

Japan has a declining population, the value of houses is declining.

[@ShikokuFoodForest]

Saying a whole lot of nothing is the preferred communication style of the Japanese.

[@lycanlube7484]

@@ShikokuFoodForest sounds more like how politicians speak

[@user-yy1xu3ed5j]

if you have kids and hope pass down your house to your children as inheritance, know that Japan has an up to 55% inheritance tax. This applies to all residents wheather they be Japanese nationals or not.

[@MrRedsjack]

Buy through an off shore trust in your kids name. So no tax when you die, you make them the final beneficiaries but keep the management of the trust in your name till you die. So really they have been the owners of the trust all along. Trusts are cheap nowadays. And the inheritance tax is 0% if your total Japan inheritance is below roughly 200.000$ which most houses likely are. If you have more than one kid the tax free amount is even more. Then it goes into tax brackets from 10% to 55%

[@septimir5278]

Any plans for future videos showcasing detailed numbers for Japanese real estate? Here in the US, you can ask for a breakdown on financials for a prospective property, containing information regarding taxes, actual maintenance and occupancy for the previous year, cap rates for the area, property manager fees, etc. This allows calculation of NPV and other metrics to determine feasibility. Would be curious to learn more about a typical case in a metropolitan area of Japan and where to find more details about these kinds of metrics.

[@homeworkman8825]

hey man you do a good job with the interviews and I'm starting to envision a real estate business thanks to your content

[@shumatsuopost]

I appreciate that!

[@slymaverick77]

Yet another interesting and informative video. Thank you for sharing all of these stories and insights. My wife and I are considering buying a house soon, so your videos have been essential research to get us thinking. Thank you again!

[@shumatsuopost]

That is awesome! Best of luck!

[@TvaloneCC]

In my area in the US a Japanese businessman bought 450 single family homes as an investment. I think it was in the 1990s. Not abandoned houses, brand new. No declining population.

[@leonazzvibes]

great video, Shu, thank you. on a side note, I agree with some of the comments here - maybe try for your next video different subtitles, something like Netflix style - small font, white letters on a slightly transparent background. the way they are now is a bit distracting and hard to follow

[@shumatsuopost]

Appreciate your feedback - OK, I'll remember the Netflix style going forward.

[@commentarytalk1446]

@@shumatsuopost I found the larger font and colour code to be very good so it depends, thank you.

[@davidparrish3538]

Been to Yamato many times. Visiting my brother when he lived there.

[@johnjohn2225]

Which visa should I use for a long-term stay in Japan? Currently, it seems that only a 3-month tourist visa is available for those not employed in Japan. Another option is the working holiday visa, but it can be complex, and there is a requirement to pay around 20% in taxes. If there's a video covering this topic, please direct me to it, as I couldn't find one. I am asking because what's the point if I cannot stay in the house that I bought?

[@obstinatejack]

i think shu did a video on this topic, and showed us how to get a business manager visa to japan. it's 1 year for first term then you can renew for 3 or 5 years for second term. seems straight forward enough kzbin.info/www/bejne/oaiYn5tvm7KAjc0

[@brazillionnaire]

How in the world are the Africans getting in to Japan in that case? There seems to be a lot of them in Roppongi who are not there as tourists and sure as hell not there as business managers, so what visa route are they taking?

[@heythave]

If you have $200k in the bank, you can apply for a 6 months designated activity visa for sightseeing and you can renew this visa for another 6 months before it expires. Then, maybe do a language class for a year.

[@yishihara55527]

I think you need to be honest with buyers about some of the cons. For example, there are neighbors that simply will not accept the fact that a non-Japanese is living in their neighborhood. There was a woman two houses away from me who would slam her door and lock all the locks whenever I walked by. That continued for seven years straight until I left.

[@kiabtoomlauj6249]

My little brother, born and educated in southern California --- fluent in Japanese as he was into Japanese animation in the 1990s and went on to major in Japanese in college --- who moved to teach Japanese kids in Japan the last 15 years... he's told some eye popping, jaw dropping stories, both personal anecdotes and experience of White colleagues of his. He's Asian but not Japanese. The most tragic & hilarious was about himself: he said he & his girlfriend were ready to move into an apartment together (which, I assumed, meant the two must have visited her parents at least once or twice). But just when they're about to move in, with safety deposits and required rents already paid, HER PARENTS rejected their daughter moving in with him... because he's not Japanese! Crazy people. She's in her late 20s or early 30s, and she still needed permission from her parents to date or to move in with a boyfriend? That should tell you, even her parents COULDN'T TELL whether my brother was Japanese or not...not visually and not linguistically, since he's as fluent in Japanese as any other (non-Native who are fluent in Japanese)... until he told them he was not! (Or, perhaps.... somehow, they found out from their daughter he's not Japanese... and, then, the tune changed completely...)

[@yishihara55527]

@@kiabtoomlauj6249 Japanese can instantly tell right away who is Japanese and who isn't. One family was vehemently against their daughter being with her White American boyfriend. They decided to secretly get married anyway. Somehow her father found out and ended up hospitalized after a major heart attack. Many Japanese will not tolerate any sort of connections with non-Japanese. No amount of pleading will change their minds because in their minds all other races/ethnicities are inferior despite sometimes acting interested in foreigners.

[@jasonwright9405]

Wow 😲

[@Baumender]

Oh man I lived in Yamato when I worked in Atsugi, Yamato such a cool small place.

[@travelformortals3077]

We lived near Yamato in sagamidai. We loved the recycle shops south of the station (Don Don, 2nd street, Treasure Factory)

[@pv1038]

What yield on Investment properzies in Tokyo? Possible to get a mortgage as a non resident?

[@lexnite22]

The subs were a little fast or maybe i'm a slow reader but great video Shu!

[@edvhollywood4544]

Finding an agent isn’t easy if you don’t speak Japanese, I tried. But google listings in English then I found at least Many listings for free and an agent just answered me, he may be viet am origin . I am not caring about investing for a profit because they are so cheap it is worth it.

[@Advoc8te4Truth]

To be honest, I'm looking at Japan but not so much for single family dwellings. I'm looking at medium to large apartment buildings. One of the biggest considerations when looking at commercial real estate is the yield. So if I see one apartment complex with a 4% yield and another with a 10% yield, obviously, I'm going to prioritize the 10%. But I'm going to assess the Japanese market holistically. As in the barriers to entry, high property taxes, and my own ignorance regarding commercial real estate taxation. For instance, buying a 50-unit apartment building and renovating it only to find you're capped on how much depreciation you can claim or how much you can claim on a per year basis? Imagine spending $3 million nzd renovating your properties but you can only claim 300k 😂❤

[@WabbitWay]

vague interview at bes! having been a real estate attorney, this interview could have been a lot better. Left many questions unanswered. But regardless, "just call the man" lol

[@parodyproject968]

廣川氏の話し方が曖昧で慎重すぎで何が言いたいのかよく分からないです。　アメリカ人買い手の不安はわかります。アメリカでは買い手と売り手にエイジェントがついて買い手のエイジェントに希望を説明するとそれに合った別件を探してきて価格の交渉まで買い手の立場で売り手のエイジェントと交渉してくれる訳なので非常に分かりやすい。日本のエイジェントはどちらの立場に立っているんだろうと不安になる訳です。日本人の売主の利益を守ろうとしているのではないかと言うことです。あるいは悪徳不動産をどうやって見分けるのかも日本では問題になりますよね。

[@user-yy1xu3ed5j]

Isn't Japan worried that with the cheap yen that all their land will be snatched up by rich foreigners? Just look at what's happened to Hawaii, where more and more locals born in Hawaii can no longer affoard Hawaii and have to move to Vegas.

[@wallochdm1]

So, Shu. What do you charge to be the intermediary? That's what I'm hearing. There must be someone to facilitate the transaction who understands both cultures and can successfully navigate those "waters".

[@t1nt0p]

@shumatsuopost Trying to buy a house that has some farmland, but I won't be living there full time right away. How can I appropriately fill out the agriculture application to purchase the house?

[@Hotpepper2005]

How you can transfer a chunk of money to japan to purchase a property in jp?

[@brienmacgearailt7801]

He's right about Shonan.....best kept secret.

[@brandontownsend6955]

Thanks for the video, it is very informative. I have the cash to buy a house in Japan, but my major issue is getting the money into Japan. I am an American but my wife is Japanese with a Japanese bank account. Even with those advantages we are finding it difficult to get the money to Japan. I saw your video describing the app one foreigner used, but I have a hard time thinking about risking $120,000 on an app. Thanks again.

[@shumatsuopost]

Best of luck!

[@mrbHanoi]

I have wired close to 1 million between the USA and Japan to myself or Japanese wife. No problems Once 400k took 5 minutes

[@HarrisonHoude]

@@mrbHanoi this

[@emilianitocracks6701]

Hi What app do you recommend to make transfers?

[@mrbHanoi]

@@emilianitocracks6701 transfer through personal network no banks no apps for 5 years. Invisible

[@666jjdemon]

that switch looks like a Letter I

[@user-zi1ze2ks5o]

real estate is for humans to live in. It should not be "investments" because then the bag holder just wants to squeeze blood from the rock

[@titiwa5768]

Good-one Shu.

[@raptorjesus959]

What do you prefer? Empty countryside or somewhat wealthy foreigners trying to live in peace and help the economy of japan? Culturally speaking it is IMPOSSIBLE to change Japan, also that's why most foreigners will be moving to, because we like that culture and we would like to be part of it.

[@keshus1109]

日本のよりアメリカで家、土地買うのは簡単です。僕が日本で住むなら福島県の双葉町、浪江町あたりが良いと思います、、

[@rune22143]

How much is the real estate agent's commision in japan?

[@TheBillaro]

this is that british japanese guy on the phone😂😂😂😂😂😂😂

[@SenthilKumar-de4iy]

Is there any tax imposed if we bring money from home country to Japan to pay for initial down payments

[@MajidMagi-fj5ux]

They are both handsome.

[@vezodus]

Thanks for kanji subtitles, subscribed!! ( ' u ' ) b

[@shumatsuopost]

You're welcome!

[@artymusoke1352]

sick transitions,but they alittle distracting. i usually watch subtitle anime but i had to slow this video down to keep up with the subtitles

[@calvinmiyamoto8776]

Stu Matsuo, my name is Calvin Miyamoto from Hawaii. I have viewed some of your videos about purchasing Akiya or abandon homes in Japan and am interested in looking into the possibility. How can my broker in Hawaii or myself contact you?

[@shumatsuopost]

You can fill out one of these forms so I can help you: Akiya Income Generator (for rental properties): forms.gle/7ySUCdpiLVy9mHoy9 Japan Akiya Assist (for vacation homes): forms.gle/1A7FHHJxqHfuuUjh7

[@DanhNguyen-oq3ik]

Hi, I've been watching your videos, thank you for educating us. I have question if you can help. I have 250k usd in cash. What should I buy in Japan? 1,2 apartments or single houses, this is investment. I also looking Japanese trandictional house for my future retirement.

[@shumatsuopost]

If you're looking for a traditional Japanese house, maybe start small with that? Depending on the location, you can find something around $50K-$75K. Maybe you can use it as your base when you visit or rent it out until you are ready to spend more time here.

[@speaksthis]

What do you want - a residence or income? Income - look for dirt cheap condos with a view. Get outside of Kanto, but in a mid to major metro area, no more than 15 walk from a train station. Renovate yourself at a basic level. You won't get appreciation, you'll only get income. I wouldn't put money into Japan from abroad if I was not living there full time.

[@DanhNguyen-oq3ik]

@@speaksthis thank you.

[@DanhNguyen-oq3ik]

@speaksthis income and I am not in Japan. I hoped I can get my money back in 10-12 years and hopefully sale the condo(s) same price I bought.

[@peterergo]

My wife is buying 2 studios in Tokyo, but the agents said they couldn’t get interior photos because of renters rights. Both have renters in them. Is this normal?

[@leonazzvibes]

sounds like she's buying a cat in a bag. if I was her I'd definitely try to see what I'm buying before wiring the money.

[@chonigyalpo427]

I really really want to buy a house in Japan . But I don’t know how. I need help

[@shumatsuopost]

You can fill out one of these forms so I can help you: Akiya Income Generator (for rental properties): forms.gle/7ySUCdpiLVy9mHoy9 Japan Akiya Assist (for vacation homes): forms.gle/1A7FHHJxqHfuuUjh7

[@okeyjet]

Production tip. These sliding flashing subtitles need to stop. Just do subtitles exactly like Netflix does. It’s very distracting having stuff moving all over the place especially when trying to understand the spoken Japanese as well as reading along. Thanks. Love your work but can’t watch this style of production

[@shumatsuopost]

Good feedback. I'll keep that in mind. Thanks for sharing.

[@nattosanto6033]

This agent is saying nothing useful😂

[@jcmontecarlo6123]

Same for this post 😂😂😂😂😂

[@yessir8089]

I am into minute 8 and I was starting to feel the same. The questioning is not good either.

[@A87789]

soo trueee

[@stupedcraig]

People should buy a home to be part of the community. It's not great for communities to be full of people that don't really care or they don't feel an investment in the community. I would love to buy a vacation home in Japan but I would feel bad only being there a few weeks out of the year.

[@peterbedford2610]

Over 8M empty houses in a country of 120M people? That would like the US having over 24M empty houses! Amazing!!

[@Kevin-zz9nc]

This guy Really wsnts gaijin to stay home....

[@alyssadiceflipper5201]

I'm from Los Angeles and we have earthquakes. No problem!

[@homeofficeheroes9027]

Could a foreigner work in Japan in real estate? Is there potential without knowing the language, but having over a decade in real estate experience in sales and business?

[@speaksthis]

Yes, with a proper work visa.

[@jdskates.69]

Buy Bitcoin and chill. I live in Japan and loving life, because i am a bitcoiner and all currencies in the world are going to zero vs bitcoin. Yen faster than USD, so its cheap in Japan for Bitcoiners in America. Come out here an pay alomost nothing for housing.

[@micojohnmunio3529]

If im starting investing real estate in japan, do I possible to asking you for help? ehehe, im gonna graduate college this year so my plan is to start investing real estate in japan😊

[@WiseOnion]

japanese people dont like foreigners investing in properties and sucking money out of japanese tenants. if u buy a primary home then they are fine with that.

[@mrbHanoi]

95% if Japanese can only see things through a Japanese lens 2000 is not 2024 The world has changed

[@DittersGustav]

Realtor in Japan "this house is pretty old, can it survive all the earthquakes we have here? I think its not a good idea as investment." Elsewhere "It's strong as a mountain, it will shrug off any earthquakes, and be a great investment!"

[@json9069]

In the later half he was talking about Japan in general - not the Yokohama area (as previously mentioned).

[@konahyun4263]

I'm looking to buy in Okinawa a house to retire. I'm in Hawaii. Most listings I see have too small a land and living area. Ideally a lot with a view. Outside the city. An akira? knock down and build a new house. or plot of land to build a new house. up to modern building codes. earthquake and typhoon resisitant - concrete steel construction. lot 100sq meters or larger. house 150 - 250 sq meters. 3 LDK, 3 bathrooms. All rooms larger - similar to American construction. 100m yen +? could you assist?

[@Simon-fm1hg]

This bro is worse than a politician. What the heck is he even talking about?! How did he become the head of anything lol.

[@brazillionnaire]

I think I’m gonna find me a nice Japanese wife first and then go look for a place to live. My biggest concern right now is the warmongering going on between US and China that will use Japan and neighbouring countries as their battering rams to try and defeat China. Japan could be seriously hurt in such a conflict and would take generations to recover if it happened. I hope the Japanese government are not so stupid to follow the Americans blindly into regional conflicts but it seems like the politicians are sleep walking into a major conflict with China.

[@pokgai-n2b]

Korean kei

[@suj241]

Its a waste for Japanese people if people keep buying houses here just for investment. Rightly said.

[@yishihara55527]

松尾さんってさ　英語力凄くね？帰国子女っぽい

[@carloscastro-jl4bs]

Investing in Japan is a joke. The main problem is juridical insecurity. Any legal question and you loose. Very bad.

[@simonsmatthew]

I think the cheap yen is greaty distorting the housing market. like a lot of other things. The danger is that the market in Japan becomes very speculative. Personally.I would stay out of it in such conditions, unless I was buying a home in which to live. People who think property prices don't fall in Japan are obviously too young to remember the bubble. They crashed and took a long time to recover. The Japanese elite are connected to the global elite. Unfortunately this does not work well for the Japanese people.

[@acikoci]

5:56 日本語の「曖昧さ」の一例か。「外人に買って欲しくない」と言う意味なのか。訳わからない😂。