Real Estate

Corporate Contract or Individual Contract

By | Real Estate

Written by Masahiro Fukai , US CPA/ Realtor

Corporate lease contract can reduce tax of both a company and its employees. If a company wants to retain good staff, the company should consider a cooperate lease contract as company housing for staffs.

In case of a cooperate lease contract the following taxes can be reduced.

(For employees)
(1) Withholding tax (Gensenchoshuzei)
Withholding tax is a national tax which is deducted from monthly salary. Since a company pays the monthly rent to the owner, his salary would be decreased. So the withholding tax is reduced.

(2) Local income tax (Juminzei)
Local income tax is also an item which is deducted from monthly salary. In the same way as the above withholding tax, local income tax is also reduced.

(3) Contribution to social insurance (Shakaihokenryou)
The main contributions to social insurance in Japan are ①Health insurance tax (Kenko Hokenryou), ②Employee pension premium(Koseinenkin hokenryou).

(For companies)
(4) Corporate Tax
Since companies pay monthly rent for employees, the expense of income statement will increase. So the corporate tax decreases.

On the other hand in case a company provides housing allowance to employees, the total amount of salary increases. Therefore the above (1) (2) (3) increase.

Corporate lease contract demands nothing. The only one thing is the firm’s accounting workload. However it is not so hard work. Whether or not a company can deal with a corporate lease contract and reduce taxes is essentially a matter of practice.

By adopting a corporate lease contract the firms can enhance the satisfaction level of their employees and so they would always lure high quality people.

Ashiya Royal Homes #501 (323.76㎡)

By | Property, Real Estate

Ashiya Royal Homes is very special apartment as the Japanese real estate property.

Ashiya Royal Homes is designed exclusively for foreign executive expats from the early planning stage. There are two full bathrooms and one separate shower room. So the total number of baths is three. Toilets are also three which can guarantee the guest’s privacy.

The 103 square meters living room is enough space to hold formal receptions in this apartment.

The reason why I recommend Ashiya Royala Homes is the apartment caretaker. I think the most important point for rental apartments is the management services. Especially in case of foreigners there are many difficult life because of languages. If the apartment has kind management service, the property would enhance the satisfaction levels.

Mr. Suzuki, the manager of Ashiya Royal Homes, is a talented person rich in experience for building management. He speaks English well, however he study hard German, Chinese, etc when foreign customers are living in his apartment. Mr. Suzuki has a deep desire to be of service.

Ashiya Royal Homes was established on the land of Mr. Nakauchi, the founder of Japan’s top supermarket in 1991 exclusively for foreigners to reside in Japan.

Ashiya Royal Homes is 5 minutes walk from JR Ashiya station. It is only 13 minutes from JR Ashiya station to Osaka station.

“Ashiya” is the top upper-class residential area in Japan. So people’s standard of living is very high. You could understand this meaning if you do in Ashiya. Also there are many very good restaurants and cafe in this area.

“Ashiya” is close to natural mountain of Rokko and on the other hand very good to access of Osaka City for business, too.

In recent years there are worldwide repeated natural disaster. Japan is a country subject to earthquake and Tsunami. The coastal artificial island like Rokko Island is very vulnerable to disaster.


Floor plan, the natural environment, living people’s level, convenience to business, safety for disaster. All factors considered, Ashiya Royal Homes is recommended apartment.

Name: Ashiya Royal Homes

Room : 501

Address: 20-10, Ohara-cho, Ashiya City

Floor plan: 5 bedrooms with 2 full baths, 1 shower, and 3 toilets.

Monthly rent: 990,000JPY

Deposit (refundable): 1,980,000 JPY

Deposit(non-refundable): 1,980,000JPY

Area: 333.76 ㎡

Construction: 1991

Parking space : available 22,000JPY

Japanese Lease Contract

By | Real Estate

Japanese real estate lease contract is designed for a tenant to be very stronger than an building owner.  Tenants’ legal rights are protected.  This Japanese tenants’ rights are all the more noticeable by contrast with other countries.

Once a tenant makes a lease contract with an owner and move in the property, the owner cannot cancel the lease contract.

To turn a tenant out of the property, an owner must prepare the legal “justifiable reason” why the owner can cancel the lease contract. The “justifiable reason” must meet the qualification prescribed by Japanese tenancy law. However it is extremely difficult to meet the requirements for an owner.

For that reason an owner is concerned about the lease contract and so about 6 months deposit money would be necessary to keep balance between a tenant and an owner.

On the other hand most tenants cannot let money lie idle for many years like the lots of deposit.

Therefore recently “a guarantor company Hosho-Gaisya” is popular with most lease contract in Japan.

Japan is a nation which is under the rule of law as well as other advanced nations.

Even foreign tenant, its right is protected properly by Japanese tenancy law.

If you are a tenant side to make a lease contract in Japan, you are rest assured.

Perfect service package exclusive for foreign expats

By | Life in Japan, Real Estate

It must be a real estate company rich in experience for foreign expats’ relocation to Japan. General Japanese real estate agents cannot deal with Internationl expats’ relocation problems because of the language barrier and suchlike. Even if a realtor can speak English, it is not enough. He or she must  have professional skill for international expats. There are many international real estate companies in Tokyo. However the fact is, Dios is the only one company which can provide perfect package service exclusively for foreign expats who work in Japan. 

When Dios Co., Ltd provide perfect service package for expats, Dios is the landlord of your lease contract. Dios is the owner of all furniture and services. That is to say, Dios is your agent, your manager, and your landlord. This service cannot be provided by any other real estate companies in Japan. 

Hotels have a real estate, furniture, and services, but customers have no choice of locations. For example the Ritz Carleton hotel is located only in Nishi Umeda. Customers cannot choose an apartment closer to his or her work place, near kid’s school, or a green environment.  Customers don’t have the freedom to choose a high-rise apartment, a low-rise building, or a detached house with a garden. Dios can provide services like hotels and customers can have many options about locations. 

Our properties are not small like hotels, but large living spaces. So our properties are lower prices than hotels. Our services are more added values for expats, but have price competitiveness. Our more than 20 years experiences, skills and deep affection towards foreign people living in Japan can create these scheme of services. Dios is the only one company in Japan. 




There are disadvantages of big windows.

By | Interior Coordinate, Real Estate

(1)The resistance to earthquake is weak.
A room walled is solider than a room with big windows. A building with floor-level windows has little walls and so the earthquake resistance is weak.

(2)The cost of big windows mounts up.
Windows are more expensive than walls. Big windows costs more than small windows.

(3)Crime prevention is weak.
60% burglars break windows and invade into a house. Especially the floor-level windows in a living room or balcony.

(4)Insulation is bad.
A room with big windows is not well insulated. Summertime is hot and the winter season is cold.

(5)Fuel and lighting is expensive.
Since big windows are not well insulated and airtightness, the air-conditioners consume more power and consequently it comes to be expensive.

(6)The arrangement of furniture is limited.
Big windows make the arrangement of furniture difficult. Walls in a room are better for good interior coordination.

(7)Acoustic insulation comes to be weak.
Big windows make the room’s acoustic insulation weak. A noise outside the house cannot be shut our well.

(8)Privacy protection is weak.
People who live in a house with big windows shall fell someone’s eye from outside. Especially when lights turned on at night, the protection of privacy comes to be weak.


On the other hand, the followings are the merits of big windows.

  • The room is well-lighted
  • The house is well ventilated.
  • People can go in and out through the big windows.
  • Big windows give a sense of spaciousness.

Complex use real estate development

By | Life Style, Real Estate

Photo by Dios : Kachidoki area (MID Towrr and SEA Tower)

“Complex use” is a real estate development that apartments, offices, hotels, shops, and entertainments are combined.  Roppongi Hills is a typical example of “complex use”. “Complex use” is a real estate development to meet the Japanese needs of the time. The key industry of Japan was a manufacturing industry. However now it is the age of the knowledge-information society In the wake of changes of the Japanese industrial structure, the design of apartments and Japanese lifestyle also have undergone change.

Tsukuda area from Hachobori (photo by Dios)

“Complex use” is a real estate development to meet the Japanese needs of the time.  The key industry of Japan was a manufacturing industry. However now it is the age of the knowledge-information society. In the wake of changes of the Japanese industrial structure, the design of apartments and Japanese lifestyle also have undergone change.

To work with a laptop computer at a cool café. Business meeting is not at a dull office, but at a center of town in a pleasant atmosphere. Persons with remarkable talents, the rich, and powerful international business persons will meet at the center of attraction where luxury apartments, shops, and services.  Hereby “Interlayer effect” is produced by “complex use” real estate developments. The mainstream of luxury apartments in Tokyo or Osaka will be “complex use” developments.

A commercial and entertainment complex at Toyosu Island


Work flow of Lease Contractual Procedures

By | Real Estate

The steps of Lease Contract are (1) Application Form, (2) Sign on Lease Contract (= money payment) , and (3) Handing over Keys (= the first day of rent payment)

Step 1

  • Tenancy applicant fill out necessary information and submit it with copies of identification cards.
  • At this point the applicant does not have to pay down payment.
  • Since this application form is not yet acquired legal force, there is no penalty.
  • Once the owner receives this application form by FAX, the owner begins the examination.
  • With this examination, the property is held for the applicant by the owner.

Step 2

  • If the owner accepts the application form after examination, Lease Contract documents will be prepared.
  • It will take about two weeks between Step 1 and Step 2.
  • As soon as the Lease Contract is signed, the applicant shall pay all settlement amount of money to the owner.
  • In case of lease contract, all settlement amount of money is paid instead of down payment.
  • The date of contractual conclusion is different from the first day of the lease contract.

Step 3

  • When the first day of the lease contract comes, the owner shall hand over the key to the new tenant.
  • The period between Step 1 and Step 3 is usually one month (= 30 days). However this period is not specified in the law, so there are various owners.
  • The new tenant cannot bring in luggage and furniture until this first day of the lease contract.



Apartment Investment

By | Real Estate

I would like to analyze the existing circumstances of real estate investments.

Real estate property is individual and different. There is a quite high variation about each property. On the other hand, there is the average real estate market trend of all properties. I analyze about the general trend here at the moment.

The Gross Rates of Return (%) are consistently trending downwards since 2014. Japan national average of the Gross Rate of Return was 9.0% in 2014, but it is 5% level in 2019.

The Gross Rate of Return means the percentage of yearly rental income divided by the purchase price of the real estate property. (Gross Rate of Return) = (Yearly rental income) ÷(Purchase Price

However, the Net Rate of Return is the percentage figure of net yearly rental income divided by the net purchase price.  (Net Rate of Return) = (Net yearly rental income) ÷ (Net Purchase Price)

  • (Net yearly rental income) = (Yearly rental income) (Overhead expenses
  • (Net Purchase Price) = (Purchase Price) (Overhead expenses at the time of purchase)

The capital cost means the bank charges %. Therefore, the figure real estate investors should consider is the following percentage.

(Net Rate of Return) (Bank charges)

The number of this percentage is approaching approximately 0% or below 0% now.

What is meant by this figure?

If real estate investors can expect for capital gains, they will continue to purchase properties even if the income gains are below 0%.

Conversely speaking when property purchase prices top out and show signs of retreat, real estate selling price begins all downward trend in real estate purchase prices because investors do not buy.

Since the purchase prices decline and then the income gain % will be adjusted, the suitable opportunity for investment will present itself.

When the time comes the income gains become normal %, namely, properties of over 10% gross return rate are beginning to come onto the real estate market, it will be the investment opportunities.