Cross-Border Property Management in Japan
Tax-integrated ownership support for international investors in Niigata and Okinawa.
We Don't Just Buy. We Build & Manage.
Most real estate agents in Japan are transactional. They sell a property, hand over the keys, and disappear — leaving owners to deal with the hardest parts alone: renovation, tax compliance, and ongoing operations.
My service is different.
I act as your Owner's Representative, providing a single point of accountability throughout the entire lifecycle of your investment. Together with a dedicated Tokyo-based Certified Tax Accountant (Zeirishi), I deliver an integrated ownership framework for assets in Niigata (Snow) and Okinawa (Sun).
This is not brokerage support. It is long-term asset management.
The Three Pillars
Acquisition & Feasibility
We do not just view properties. We analyze them.
- Local Market Knowledge: Firsthand insight into property conditions, neighborhood dynamics, and regulatory requirements in Niigata and Okinawa — information that is not available in English online.
- Tax Structuring (Pre-Acquisition): Before any contract is signed, your appointed Zeirishi advises on the optimal ownership structure (individual vs. corporate) to manage withholding and long-term inheritance exposure.
- Total Entry Cost Mapping: A complete financial roadmap covering acquisition taxes, renovation budgets, compliance costs, and holding expenses.
Outcome: You understand exactly what you are buying — and why.
Renovation & Project Management
Turning undervalued assets into durable value.
- Team Assembly: Selection and management of architects, carpenters, engineers, and seasonal maintenance teams — on time and on budget.
- Kominka Restoration: Specialized oversight for traditional farmhouse renovations, balancing authenticity with modern seismic, insulation, and safety standards.
- Remote Oversight: Weekly video updates and milestone reporting. You never need to be on-site to stay informed.
Outcome: Your project progresses predictably, without micromanagement.
Asset Operations
The missing layer for most foreign owners.
- Tax Compliance: Your appointed Certified Tax Accountant (Zeirishi) manages annual filings, tax payments, and statutory reporting.
- Cloud-Based Administration: Centralized handling of utilities, insurance, and official correspondence, accessible via a secure cloud folder.
- Commercial Operations: Setup and coordination of Airbnb / hotel operations, including Minpaku licensing where applicable.
Outcome: You remain informed — not involved.
The Ownership Journey
We structure our partnership into three clear phases: Plan, Buy, and Own. My fee is paid by you — not by agents or contractors. That means my loyalty is yours, completely. No hidden fees. No surprises.
Plan: Setting the Right Strategy
Before you invest, we make sure your goals match the reality of the Japanese market. During this phase, we look closely at your budget, the specific rules for overseas buyers, and the true costs of owning property in areas like Niigata or Okinawa. You walk away with a clear roadmap of what to expect.
Strategic Consultation (60 min)
A dedicated video session to review your investment goals, budget, and target locations. Honest, independent guidance on whether Japan real estate is the right fit for your plans. Required prior to Property Evaluation engagements.
Written Strategy Report (Optional Add-On)
A comprehensive written assessment detailing market fit, tax structuring considerations, and a realistic total entry cost mapping based on our consultation.
Buy: Finding & Securing Your Property
Once we have a solid plan, I handle the heavy lifting on the ground. I do not just send you listings — I evaluate the properties, check for hidden structural issues, and manage the local negotiations. I work alongside you through the paperwork and closing so you can buy with confidence from afar.
Property Evaluation & Purchase Support
Property sourcing · Independent evaluation · Due diligence support · Local coordination · Acquisition guidance and translation.
Acquisition Coordination
Complete project oversight throughout the acquisition process. Coordination with your licensed local real estate agent, negotiation support, and local project management.
Fee is determined by project scope, property complexity, and coordination workload. Quoted after Strategy Consultation.
Quote
Optional Add-On: Site Visits
Own: Managing Your Investment Long-Term
After you get the keys, I stay by your side as your local representative. Whether you need a full renovation with local architects and carpenters, or just someone to pay the utility bills, manage taxes, and keep the property safe, I handle the daily operations. You get regular, clear updates in English so you always know your asset is taken care of.
Renovation Project Management
Renovation oversight · Builder coordination · Site visits · Weekly updates. Handled as a percentage based on total renovation/construction cost.
¥30M–¥50M: 6%
Over ¥50M: 5%
Monthly Asset Management
Utilities setup and payment coordination, insurance handling, compliance oversight, and 24/7 cloud-based reporting.
Available exclusively to existing consultation/purchase clients.
Common Questions
How are fees structured?
Fees are transparent and phase-based. Planning and buying advisory are fixed fees. Renovation management is a percentage of the total construction cost. Tax and asset management services are contracted separately on a monthly or annual basis.
How do you keep me updated if I live overseas?
We create a dedicated, secure Shared Cloud Folder for your asset. You have 24/7 access to updated photos, renovation videos, and inspection reports from anywhere in the world. We also schedule regular Google Meet sessions to review progress and discuss next steps together.
Can you manage large-scale renovations in rural areas?
Yes. Finding reliable carpenters and architects in "snow country" or remote islands can be difficult for overseas buyers. We have an established network of trusted local craftsmen. We manage the entire bid, design, and build process to ensure quality control and budget adherence.
Can you support Airbnb or short-term rentals?
We do not handle daily operations like guest check-ins, cleaning, or restocking supplies. Our focus is on long-term asset management — maintenance, renovation oversight, and compliance. If you wish to run an Airbnb, we can introduce you to specialized local operating companies for the daily tasks.
Start With a Strategy Consultation
A 60-minute dedicated session to map out your budget, target locations, and the realities of buying property in Japan.
Book Your Consultation (¥15,000)