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.
How We Work
Introductory Call — Free
A 15-minute video call to get to know each other. You tell me about your goals. I give you an honest first impression of whether Japan fits your plan. No commitment. No pressure.
Book your free introductory call →
Communication — Email & WhatsApp
If we are a good fit, we continue the conversation via email or WhatsApp. I answer your questions, share relevant market information, and help you prepare before committing any capital.
Project Begins
Once appointed as your Owner's Representative, I source on- and off-market assets, coordinate execution across all parties, and transition into long-term management — ensuring compliance, continuity, and performance from day one.
View a live Case Study of our 2026 Snow & Sun approach →
Transparent Pricing
My fee is paid by you — not by agents or contractors. That means my loyalty is yours, completely. No hidden fees. No surprises.
All engagements begin with a free 15-minute introductory call. After that, all work is paid.
Core Services
Strategy Consultation
Strategic consultation delivered primarily through structured email communication and written assessment · Niigata or Okinawa market overview · Investment fit assessment · Honest, independent guidance · Written summary included · Recommended prior to Property Search engagement
Property Search & Due Diligence
Property sourcing · Independent evaluation · Due diligence support · Local coordination · Acquisition guidance
Acquisition Coordination
Complete project oversight throughout the acquisition process · Coordination with your licensed local real estate agent · Due diligence support · Local communication and project management · International buyer support
Fee is determined by project scope, property complexity, and coordination workload. Quoted after Strategy Consultation.
Project Fee
Ongoing Services
Project Management
Renovation oversight · Builder coordination · Site visits · Weekly updates · Percentage based on total renovation/construction cost
¥30M–¥50M: 6%
Over ¥50M: 5%
Monthly Asset Management
Utilities, insurance, compliance, cloud-based reporting
Available to existing consulting clients.
Common Questions
How are fees structured?
Fees are transparent and role-based. Advisory and site visits are fixed prices. Project management is a percentage of renovation cost, discussed before work begins. Tax and asset management services are contracted separately with the appointed Certified Tax Accountant 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 Conversation
A 15-minute call. No commitment. Just an honest conversation about whether Japan fits your plan.
Book Your Free Introductory Call