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Fukuoka is one of Japan's few population-growing cities, offering higher gross yields (4-8%) than Tokyo or Osaka, making it a rising destination for overseas investors. Key strengths: - Population growth (economic hub of Kyushu, inflow of younger demographics) - Major redevelopment projects like "Tenjin Big Bang" driving asset appreciation - About 2-hour flight from Taiwan, excellent Asian connectivity - More affordable property prices and higher investment efficiency than Tokyo/Osaka - Lowest cost of living among Japan's major cities - Compact city structure where downtown meets nature — consistently ranked among Japan's most desirable cities to live (SUUMO and other rankings) This explains the growing number of overseas investors choosing Fukuoka for their first Japanese property.

The four wards drawing investor attention are Chuo-ku, Hakata-ku, Higashi-ku, and Sawara-ku. Chuo-ku and Hakata-ku are the two dominant markets. Fukuoka's single-person household ratio stands at approximately 54% (430,000 of 800,000 total households as of 2020), above the national average — favorable for single-occupant rental demand. - Chuo-ku (Tenjin, Daimyo, Akasaka): Commercial and shopping core; strong single-occupant rental demand. Most directly impacted by the Tenjin Big Bang redevelopment. - Hakata-ku (around Hakata Station): Business and transport hub. Hakata Station front redevelopment is lifting asset values. Strong for business travelers and corporate rentals. - Higashi-ku / Sawara-ku: Family-oriented. Station proximity is critical in selection. Higashi-ku's "Kashii Teriha" is a master-planned district popular with families seeking a clean urban environment. For high-turnover single-occupant units, choose Chuo-ku. For stable business demand, choose Hakata-ku.

Fukuoka is particularly suitable for first-time real estate investors, overseas residents, and investors with small-to-medium capital. In recent years, high-net-worth overseas buyers have also been acquiring premium apartments in Chuo-ku. Reasons it fits: - Entry-level prices (studios around JPY 15-35 million), more accessible than Tokyo or Osaka - Stable rental demand and relatively low vacancy risk - Many property management companies have experience with remote overseas owners Many overseas investors choose Fukuoka as their first Japanese property, and we can recommend the market to beginners. However, each property's location and financials require individual scrutiny.

Fukuoka is one of Japan's strongest-growth urban markets. Three macro drivers support continued upside: - Tenjin Big Bang: Relaxation of aviation height restrictions is enabling large-scale redevelopment in the Tenjin district. New buildings are scheduled to complete between 2025-2030. - Hakata Connected: Large-scale redevelopment around Hakata Station is strengthening the business and commercial concentration. - Fukuoka Airport accessibility: Japan's only subway-connected airport. 5 minutes from Hakata Station, 11 minutes from Tenjin Station — positioning Fukuoka as a key Asian gateway. Compared to Tokyo and Osaka, Fukuoka offers a more compact city structure, younger demographic trend, and greater capacity for rental-yield compression — a combination rare in Japan's other large markets. However, the extent to which an individual property benefits depends on its specific location and age, so always verify against the actual asset.

Studio (1R/1K) investment in Fukuoka remains viable, but unusually high advertised yields warrant caution. Key points: - Properties advertising surface yields above 10% often carry hidden issues: old age, peripheral location, or poor management - Always judge on net yield (after deducting management fees and reserve fund contributions) — the benchmark for central Fukuoka is 3-5% - Single-demographic zones (Tenjin, around Hakata Station, university areas) form the core rental demand - Set walking distance to station within 10 minutes as a baseline criterion - In low-rent tiers, repair costs often weigh heavily against monthly rental income - In low-rent tiers, tenant profile risk (rent default) tends to rise — carefully verify contract terms (rent guarantor company, rent guarantee coverage, etc.) Cheap doesn't mean good. Always verify three points: location, management condition, and rental demand.

Yes. Under Japan's Real Estate Registration Act and related laws, there are no nationality restrictions on foreigners, overseas residents, or people without visas/permanent residency purchasing real estate. Purchase conditions: - No nationality restriction: All nationalities can purchase - No residence requirement: You don't need to live in Japan - No visa requirement: A visa or permanent residency is not required The only purchase-time requirement is an identity document such as a passport. The purchase process is largely the same as for Japanese buyers, though remote transactions require additional notarized documents.

Simply buying real estate does not automatically grant a Japanese residency visa. However, the following path exists: - Business Manager Visa: If you operate a real estate business in Japan as a corporation (requiring incorporation, office setup, full-time staff, etc.), you may be eligible for the Business Manager Visa (resident status). - The former "Investor/Business Manager Visa" was consolidated into the current "Business Manager Visa" in 2015. Business Manager Visa requirements are strict — merely owning 1-2 properties is insufficient. For specific eligibility, consult immigration lawyers or certified administrative scriveners. We can facilitate introductions.

For remote purchases from abroad, the main documents are: - Passport: Identity verification - Certificate of Residence / Certificate of Residency: Issued by your country of residence - Signature Certificate: Obtained from a local notary or Japanese consulate in your country. Used in place of a personal seal. - Affidavit: Notarized confirmation of purchase intent (as required) - Power of Attorney: Notarized, when delegating procedures to a proxy For Taiwan residents, authentication via the Japan-Taiwan Exchange Association is not required — a household registry (Hukou) document with translation is sufficient. Required documents vary by property and country; we will advise on specifics case-by-case.

In most cases, the full process — from contract to handover — can be completed while the buyer stays abroad. A visit to Japan is not mandatory. Current practice: - Income properties (tenanted): Many buyers either visit Japan for inspection, or purchase via proxy contract without inspection (interior viewing is typically not possible due to existing tenancy). - Second home use: In-person inspection is recommended. Video-call tours can be arranged individually if requested (not a standard offering). Remote transaction flow: 1. In-person inspection or substitute verification via video/photos 2. Important Matters Explanation via IT (IT-Juusetsu / online) 3. Contract via international mail or electronic signing (format varies by transaction) 4. Online meeting with Judicial Scrivener (Shiho-Shoshi) for registration (personal identity verification is always required, whether self-signing or proxy) 5. Settlement and handover (wire transfer and registration executed the same day) Purchasing without inspection is common for tenanted income properties. We supplement with property videos, professional photography, comparable-unit data from the same building, and neighborhood information. Additional supporting data can be gathered on request.

Property purchase progresses through 7 stages, typically 1-3 months from search to handover. Standard flow: 1. Property search and selection (1-4 weeks) 2. Property inspection or online tour (days) 3. Purchase application submission (1 day) 4. Important Matters Explanation and sale contract (deposit paid; 1-2 weeks later) 5. Mortgage screening (if applicable, 2-4 weeks) — advance consultation on financing is essential; changing conditions post-application can break the deal 6. Balance payment and ownership transfer registration (within 30-60 days of contract) 7. Handover completion Cash purchases can complete within 1 month as financing screening is not required. Remote transactions require 1-2 additional weeks for document delivery.

Always verify the following 5 selection criteria: - Location: Within 10-minute walk to station; strong rental demand area - Yield: Judge on net yield after deducting management fees and reserve fund contributions (benchmark: 3-5%), not just advertised gross yield - Age and structure: Built after 1981 (new seismic standard), reinforced concrete as baseline - Management condition: Repair history, building association activity, reserve fund balance - Rental demand: Surrounding single-/family-household counts, vacancy rate, competing listings Post-purchase-application verification points: - Full review of the Important Matters Explanation document - Full review of the lease agreement - Building-wide long-term repair plan - Presence of mortgage/collateral rights Detailed documentation is typically provided after the purchase application is submitted. The initial priority is to understand the market and solidify purchase criteria.

Judging solely on gross yield is dangerous. Always compare on net yield. Two yield types: - Gross yield = Annual rent ÷ Property price Central Fukuoka benchmark: up to 8% - Net yield = (Annual rent − Annual costs) ÷ (Property price + Purchase costs) Central Fukuoka benchmark: 3-5% Items deducted when calculating net yield: - Management fees and reserve fund contributions - Fixed asset tax and city planning tax - Property management fees (~5% of rent) - Vacancy loss assumption (5-10% of rent) - Repair reserve Advertised yields are typically "gross." Always calculate net yield yourself or consult us.

An "Owner Change (tenanted-sale)" property is an investment property sold with an existing tenant in place. It is viable even for first-time investors. Advantages: - Immediate rental income: Rent flows in from the first day of ownership - Verified track record: Actual rent level and tenant profile are known - Low near-term vacancy risk: Stable during the current tenancy Precautions: - No interior inspection: Due to tenant privacy - Rent revision is constrained: Existing lease terms are inherited - No tenant selection: Current tenant remains until vacating - Post-vacancy risk: Large-scale renovation may become necessary Pre-verification of the lease agreement and its terms is essential.

Evaluate older properties by seismic standard and management condition. Seismic standard verification: - New seismic standard (building permit on/after June 1, 1981): Baseline requirement. Designed to withstand seismic intensity 6-7 without collapse. - Old seismic standard (before May 31, 1981): Generally avoid. Seismically retrofitted properties may be considered. Management condition check points: - Repair history: Timing of major repairs (12-15 year cycles are appropriate) - Long-term repair plan: Planned repairs for the next 10-20 years - Reserve fund balance: JPY 1 million+ per unit is a benchmark - Building association activity: General meeting minutes, management company quality Properties aged 20-30 years can still support long-term holding if the above are in order.

Contracts and Important Matters Explanations are supported in Traditional Chinese, Simplified Chinese, and English. Provided support: - Important Matters Explanation: Delivered online with an interpreter, or via proxy contract using a power of attorney - Contract translation: Key clauses translated and explained (legal authority rests with the Japanese version) - Online meetings with Judicial Scrivener (Shiho-Shoshi): Interpreter present for registration procedure explanation — personal identity verification is always required regardless of self-signing or proxy - Tax accountant introduction: Accounting firms experienced in both Japan and Taiwan tax matters Language concerns should be fully eliminated across the entire contract flow. In particular, Important Matters Explanation is never conducted without full comprehension.

Initial costs total approximately 6-8% of the property price. Main components: - Real estate acquisition tax: 3-4% of the assessed value (prefectural tax) - Registration license tax: approx. 2% (ownership transfer registration) - Stamp tax: several thousand to tens of thousands of JPY depending on contract amount - Broker commission: (Property price × 3%) + JPY 60,000 + consumption tax - Judicial Scrivener fee: approx. JPY 100,000-200,000 - Fire insurance premium: optional, 5-15 years lump sum JPY 50,000-150,000 For mortgage buyers, add: - Loan processing fee and guarantee fee (1-2% of borrowed amount) For a JPY 30 million property, initial costs are estimated at JPY 1.8-2.4 million.

Annual running costs typically cover these 5 items: - Fixed asset tax: 1.4% of the assessed value (municipal tax) - City planning tax: 0.3% of the assessed value (urbanization planning areas) - Management fees: JPY 5,000-20,000/month for condominium properties - Reserve fund contribution: JPY 5,000-15,000/month - Property management fee: 5-7% of rent (when using a property management company) Income tax and resident tax: - Tax return filing is required in Japan for rental income - Non-residents face 20.42% withholding tax, settled through annual tax return filing For a JPY 25 million used studio, annual running costs are estimated at JPY 300,000-500,000.

Reserve fund contributions and management fees directly affect net yield — they are critical evaluation points. Impact points: - Net-yield compression: Their monthly sum can reach 15-25% of rent, materially compressing yield - Future increase risk: Reserve fund contributions tend to rise with building age (staged increases are common from year 20 onward) - Lump-sum assessments for large repairs: Underfunded buildings may impose additional charges of hundreds of thousands of JPY Items to verify: - Reserve fund balance (JPY 1 million+/unit is a benchmark) - Long-term repair plan document - Increase history over the past 10 years Properties that look high-yield on the surface sometimes see net yield drop to 2% range after management fees and reserve fund contributions.

Yes, but conditions are stricter than for Japanese residents. Main financing routes: - Japanese domestic banks: Primarily for permanent residents or Japan residents. Options for non-residents are limited (varies significantly by investor nationality and profile) - Foreign banks in Japan: Partial support (Taiwan-based banks, etc.) - Taiwan or Hong Kong banks: Loan products exist for Japan real estate investment Typical conditions: - Down payment: 30-50% (Japanese residents typically pay 10-20%) - Loan term: 15-25 years - Interest rate: 2-3% (variable or fixed) - Screening: Proof of income, credit history, income-generating capacity of the target property - Collateral: Mortgage lien on the purchased property Loan screening takes 2-4 weeks. The best financing route varies by property and country of residence — we will advise individually. Some investors also secure financing in their own country and remit the funds to Japan.

For overseas investors, cash purchase is often the more practical choice. Cash purchase advantages: - Faster execution: No screening, close within 1 month - Negotiation leverage: Sellers prefer certain buyers - Lower costs: No loan processing or guarantee fees - No interest expense: Maximizes long-term cash flow Leveraged purchase advantages: - Leverage effect: Diversify equity across multiple properties - Reduced real burden during inflation - Tax efficiency: Interest is deductible as expense Decision criteria: - Single-property investment: Cash purchase is simpler - Multiple-property strategy: Use leverage for diversification - Capital efficiency focus: Use leverage (when borrowing rate < investment yield) Please consult us for individual capital planning.

Overseas owners are still obligated to pay fixed asset tax and city planning tax in Japan. Rental income is subject to Japanese income tax. Double taxation is avoided via applicable tax treaties. Japanese taxes: - Fixed asset tax (1.4% of assessed value) + city planning tax (0.3%) - Income tax on rental income (20.42% non-resident withholding → settled via annual filing) - Capital gains tax on sale (20.315% for holdings of 5+ years) Key tax considerations for non-residents: - Non-resident withholding: Rental payers are generally required to withhold 20.42% of rent; this is settled through the annual tax filing. - Depreciation deduction: Building depreciation may offset taxable rental income — reducing effective tax burden. - Tax representative required: Non-residents must appoint a Japan-based tax representative (nouzei-kanrinin) for tax filings. Double-taxation avoidance: - US / UK / EU / Singapore / Australia: Tax treaties with Japan allow foreign tax credit claims in your home country - No-treaty countries: Both countries may tax the same income Actionable next step: Consult an international tax accounting firm familiar with both Japanese and your home country tax codes. We can make introductions.

Real estate investment carries 7 main risks: - Vacancy risk: Income loss during periods between tenants - Rent decline risk: Downward pressure from neighborhood market shifts or aging - Interest rate risk: For leveraged buyers, rate hikes compress cash flow - Disaster risk: Damage from earthquakes, fire, typhoons, etc. - Liquidity risk: Extended selling periods delay conversion to cash - Regulatory risk: Tax code or financial regulation changes - Repair risk: Equipment aging requires renovation. In Japan, landlords are legally obligated to repair fixtures. Overseas-investor-specific risks: - FX risk: Currency translation affecting returns - Remittance restriction risk: Foreign currency controls in your home country Fukuoka's population growth makes vacancy risk relatively low, but poor property selection still materializes these risks.

Vacancy risk can be reduced through location, property type, and management. Fukuoka is among Japan's few growing cities with stable rental demand. 5 conditions to minimize vacancy risk: - Within 10-minute walk from a train station - Property type matches the neighborhood profile (single-oriented: Chuo/Hakata; family-oriented: Higashi/Minami/Sawara) - Age under 20 years, or well-managed older properties - Rent aligned with market rate - Reliable property management company handling vacancy response Fukuoka rental demand indicators: - Population: approx. 1.63 million; households: approx. 800,000 (+100,000 over 10 years) - Vacancy rate: below national average (~5% in Chuo-ku) - Single-person household ratio: ~54% (430,000 / 2020), above national average Competitive listings and vacancy rates must still be verified on a per-property basis.

For overseas first-time investors, a condominium unit is the most recommended choice. Property types compared: - Condominium unit: JPY 15-60 million / Management burden low / Yield 3-5% / Beginner fit ◎ - Whole apartment building: JPY 50M-300M / Management burden medium / Yield 7-10% / Beginner fit △ - Detached house: JPY 20-60 million / Management burden medium / Yield 6-8% / Beginner fit ○ - Older renovated property: JPY 8-55 million / Management burden high / Yield 8-12% / Beginner fit × Why condominium units are the best fit: - Building-wide management by the building association reduces owner burden - Easier remote management for overseas owners - High liquidity when selling - Lower initial investment Expanding to whole buildings or detached houses typically follows after building investment experience. Older renovation projects are for seasoned investors.

Overseas owners can fully delegate rental management to a Japan-based property management company. Self-management is not required. Scope of rental management: - Tenant sourcing (advertising and viewings) - Contract signing and renewals - Rent collection and overseas remittance - On-site periodic inspection and maintenance (for detached houses etc.) - Repair arrangement (emergency and planned) - Periodic reporting (monthly and annual) Management fee: Typically 5-7% of rent Changing management companies: - Changeable at contract renewal - Early termination requires notice period (usually 3-6 months) - We can introduce partner management companies Repair handling (from abroad): - Emergency repairs: Management company acts within authorized scope - Major repairs: Email and reference photos for quote approval - Sub-threshold repairs: Pre-authorized, handled automatically

Rent collection and overseas remittance typically use one of two methods. Because non-residents generally cannot open a Japanese bank account, management-company remittance is the mainstream approach. Method 1 (mainstream): Overseas remittance via property management company - Management company receives rent and remits it monthly to the owner's overseas account - Since non-residents generally cannot open Japan bank accounts for pure investment purposes, most owners use this route - Remittance fees vary by management company - Remittance timing depends on the management company's schedule Method 2: Via Japan account when using a mortgage - If using a mortgage, banks issue a repayment account which can also receive rent - The owner initiates the overseas transfer on their own schedule (per-transfer fee ~JPY several thousand) - Without a mortgage, pure-investment non-residents cannot open an account Remittance notes: - Clearly label the remittance purpose as "rental income" (AML compliance) - Keep annual remittance records (for tax filing) - Factor in FX spread (typically 1-3%) Best method depends on country of residence and mortgage usage. Please consult us individually.

Consider exit strategy from the time of purchase. Easily-sold properties share common traits. 5 traits of easily-sold properties: - Within 10-minute walk from station: Locational advantage - Age under 20 years, or well-managed: Broader buyer pool - 1LDK or 2LDK: Most demanded layouts - Good management condition: Clear repair history and reserve fund balance - Price range JPY 30-60 million: Deepest buyer pool Location vs. age — priority: → Location > Age is the golden rule - Location cannot be changed; age always progresses - Newer properties in inferior locations lose significant value over 10 years - Older properties in prime locations hold value if well-managed Timing guidance for exit: - Mid-sized condominiums: Consider selling after 5-10 years of holding - Tax threshold: Holding 5+ years halves capital gains tax (39.63% → 20.315%). Note: non-residents are exempt from resident tax portion. Rules differ for corporate-owned properties.

Below covers taxes and costs at sale, plus remote-sale options for overseas owners. Taxes at sale (individual ownership): - Capital gains tax: Rate varies by holding period - 5 years or less (short-term): 39.63% (income tax 30% + reconstruction surtax 0.63% + resident tax 9%) - 5+ years (long-term): 20.315% (income tax 15% + reconstruction surtax 0.315% + resident tax 5%) - Stamp tax: Based on sale price, affixed to the contract - Consumption tax: Only on building portion (individual resale typically exempt) Costs at sale: - Broker commission: (Sale price × 3%) + JPY 60,000 + consumption tax - Mortgage lien removal registration: JPY 10,000-30,000 if mortgage exists - Survey costs (if needed): JPY 200,000-500,000 Remote sale from abroad: - Possible. Procedures mirror the purchase process. - Contract and settlement documents via international mail or electronic signing - Ownership transfer registration handled by a Judicial Scrivener - Sale proceeds routed via a Japan account or direct overseas remittance

Free membership registration unlocks 5 features designed for overseas investors: - Member-only property listings (exclusive new listings not shown publicly) - Favorites (save and compare multiple properties) - Browsing history (revisit properties you've viewed) - Notifications (email alerts for new listings matching your criteria) - Property comparison (compare multiple saved properties side-by-side; submit inquiries in bulk) Register from the top-right menu — it takes a few minutes. After accepting the privacy policy and filling in required fields, you're ready.

Member-only properties are listings visible only to registered members. New listings are typically member-restricted for a period of 7-14 days. Why: - To offer high-demand properties first to committed investors (members) - Many properties are transacted before going fully public - Information-sharing agreements with sellers often require an exclusive pre-public period If you don't want to miss strong listings, we recommend registering as a member.

You can browse all publicly listed properties without registering. Member-only properties appear in the listing grid as masked cards — attempting to view details opens the membership signup modal. Outbound contact only happens when you initiate an inquiry. Registration alone will not trigger sales calls or emails. Only users who opt in receive new-listing notifications. Privacy is strictly protected, and account suspension (ban) is enforced for inappropriate conduct.

Combining these three features maximizes comparison efficiency: - Favorites: Save properties of interest to compare price, yield, and location side-by-side. - Browsing History: Automatically records properties you've viewed — useful for revisiting later. - Notifications: Register preferences (area, price range, property type), and matching new listings are delivered by email. All features are free. Configure from your member dashboard.

Use each method based on your goal: - Map search: When searching by area — visually confirms proximity to stations, schools, and commercial facilities. Recommended for overseas investors. - Condition search: When filtering by price range, layout, or age. Sort order options: - Newest first: Most recent listings at the top - Price ascending / descending: For budget-focused search - Popularity: Properties with high view counts As a first step, overview high-demand districts on the map, shortlist candidates, then use condition search to narrow down efficiently.

Property information is updated every business day. New listings are added continuously; sold properties are typically removed from the listings within 24-48 hours. Display lags may occur in the following cases: - Up to 24 hours from a sale confirmation to the actual listing update - Properties in "under negotiation" status may remain temporarily, labeled with an expiration date and with pricing masked Favorited properties automatically show "sold" status when applicable. For the latest status, inquiries are also welcome.

Mansion Archive is a building-by-building database of major condominiums across Fukuoka. How to use it: - Historical sales: Confirm price trends and listing history of the same building - Unit-by-unit comparison: Compare different units within the same building — price, layout, etc. - Neighborhood market reference: Compare with nearby buildings to judge market value Particularly useful for investors searching for specific buildings by name, or those building a sense of local market rates. It serves as a supplementary resource for investment research. Note: this is not a sales listing page but an informational reference page.

The general inquiry window handles the following full scope. Investor inquiries: - Property search and recommendations - On-site inspection coordination - Full purchase-process support - Contract and document translation - Mortgage application support - Post-purchase property management (rental management, repairs) - Tax-filing professional introductions - Sale brokerage Other inquiries: - Business partnerships: With real estate agents, consultants, etc. - Media interviews: From journalists, bloggers, etc. - Speaking engagements: Investment seminars, webinars - Corporate services: Enterprise property management, visa-acquisition support Please submit via the inquiry form or email.

Initial consultation is completely free. No fees are charged. Consultation channels: - Online inquiry form (24-hour receipt) - Email - Phone - LINE (Traditional Chinese, English supported) - Video calls (Zoom / Google Meet) We will understand your investment goals, budget, and target areas, and propose suitable properties and strategies. We commit to no pushy sales outreach.

We provide full end-to-end support in these 3 languages: - Traditional Chinese (Taiwan, Hong Kong, Macau) - Simplified Chinese (Mainland China, Singapore, Malaysia) - English (global) Supported scope: - Property information and inquiry handling - Translation of key points in contracts and Important Matters Explanation - Real-time interpretation in online viewings (subject to Japan-side counterpart availability) - Post-purchase management reporting - Tax document translation support Even without Japanese ability, communication flows end-to-end in your native language.

Three contact channels: Contact channels: - Web inquiry form: 24-hour receipt, reply by next business day - LINE: Official account; real-time during business hours, next business day outside hours - WhatsApp: Official account; real-time during business hours, next business day outside hours Reply times: - Business days (Mon-Fri): Web form within hours; LINE/WhatsApp instant to 1 hour - Holidays: Next business day Info that makes inquiries smoother: - Investment budget and self-funding range - Target area (specific ward in Fukuoka) - Property type preference (condominium unit / whole building, etc.) - Goal (asset management, rental income, visa, etc.) - Expected purchase timing Not mandatory — we'll gather info step-by-step based on your inquiry.

Absolutely. We welcome inquiries even at the stage of undecided purchase intent and unconfirmed budget. Typical early-stage inquiries: - "I want to research the Fukuoka market first" - "I want to know the minimum budget for investment" - "Tell me about Japan real estate investment in general" - "I want to compare Fukuoka with other areas" - "I'm planning to invest in 5 years — I want to prepare early" Information-only inquiries are also free. We do not rush purchases. Please move at your own pace.