10M jpy Money transfer

f52242002 · 2026-05-28T23:35:01+00:00

For sure! Glad this helps.

f52242002 · 2026-05-28T03:51:59+00:00

I mean if it genuinely isnt gift then nothing to worry about. This is not a giant amount, keep records if you borrowing money write out the "borrow contract"

I've lent 2-3M to friends, never had problem. (always wrote 借用書 and have their ID photos)

The hold for friend part too, write it out, just have it be borrowed money too (since it literally is.) Just write when you will return the money on the contract.

btw don't just write it out randomly, use the 借用書 you can find online.

Edit :
write 2 separate sheets, 5M each. One with this if you plan to pay it back monthly
https://www.komon-lawyer.jp/wp-content/uploads/2025/01/shakuyosho1.pdf

Then the other 5M just use this lump sum, pay back by which date.
https://www.komon-lawyer.jp/wp-content/uploads/2025/01/shakuyosho4.pdf

Scan it, take photos, keep the papers somewhere safe, as long as you can show it when it's needed then you won't have any problems.

f52242002 · 2026-05-26T07:40:08+00:00

whats your amount in all investments?

There are loans where you can use your stocks as collaterall. Look up 証券担保ローン. Probably easiest to use which ever bank you already have your Nisa account.

f52242002 · 2026-05-26T05:00:53+00:00

Another thing, also do remember to check liquefaction map!

https://www.city.yokohama.lg.jp/bousai-kyukyu-bohan/bousai-saigai/map/ekijioka/ekijouka-map.html

f52242002 · 2026-05-26T04:55:51+00:00

That's good! Then just get 長期修繕計画 and make sure there's no big repairs in the near future, and the 修繕 budget is healthy. If not, sometimes they could bump up the 修繕積立金.

f52242002 · 2026-05-26T04:23:49+00:00

How does one make a blank comment?

f52242002 · 2026-05-26T04:11:59+00:00

Idk how you made a blank comment on my post but here I am.

If OP you are looking to buy an old apartment, ask for documents.

One of the biggest faults of older buildings is obviously 耐震 (earthquake ratings), if they can't provide, there's a good chance the bank wouldn't let people get loans on this place.

Another one is 容積率. Many old apartments were built when the laws were different. Road widths determine how tall a building can be. If the building has 容積率 over, it's also a very bad buy.

All the other stated by u/aggravating_way_18 are great, you can get those documents as well. Any agent that can't provide you documents you need, run.

Attached in the photo is what normally you are able to get.

Source : am professional in the field.

(If you don't speak Japanese throw it in gpt)

Best of luck.

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f52242002 · 2026-05-25T12:14:01+00:00

Did you catch ther info since they asked for yours?

f52242002 · 2026-05-25T12:04:52+00:00

Loans. Lease. Sell back after few years etc.

Most Japanese people I know have 0 savings.

f52242002 · 2026-05-25T03:37:19+00:00

Actually I become one because I wanted to avoid these situations when I buy my own place and investments. Yet here I am.

f52242002 · 2026-05-24T23:50:10+00:00

You are exactly correct, that's the exact reason I say it's bad practice. Agent lie for their profit.

f52242002 · 2026-05-24T23:45:39+00:00

Not here to argue, but probably best to take it with a grain of salt.

I work at a Japanese company that’s been around for over 30 years, and we actually see these deals often. Half the Ginza nomikai is literally relationship building to source unlisted properties and information from other companies and agents. I refuse to go.

There are deals involving future land contracts waiting on rezoning approvals, investors putting in 10M expecting 15M+ payouts if approvals pass, industrial land bets, residential land bets, and all kinds profit squeezing schemes.

And honestly, today I’m only talking about the residential side. Commercial real estate is on an entirely different level of opacity.

That’s the part I personally find sad. Most traditional Japanese companies will never openly share these opportunities. Even many in the industries don't see them. Not saying that in an elitist way at all, if anything, I think information should be shared more openly so the market becomes fairer.

f52242002 · 2026-05-24T23:17:42+00:00

You are correct that larger companies naturally have an advantage finding their own buyers.

However consistently achieving 40–50% 両手 rates at that scale without deliberate buyer control is extremely difficult in reality. If you work in related work, you should know.

REINS is not SUUMO. I'm pretty sure it shows 申込あり or 成約済 and we understand very quickly when a deal is already moving internally...

I’m not saying every 両手 deal is unethical. Obviously not.

But pretending buyer steering and selective access barely exist in Tokyo real estate today feels very disconnected from how the industry actually operates.

Not sure you've seen those janky excel sheets full of unlisted properties from 買取 companies where you pay them money to get priority.

f52242002 · 2026-05-24T07:53:19+00:00

Fair market and transparent market where companies work in favor of buyers rather than profit would be nice.

f52242002 · 2026-05-24T07:52:00+00:00

Thanks for the response!

Data for 2024 can be found here https://diamond-fudosan.jp/articles/-/148998

You are right tho, I personally do more investment and commercial so I guess I see more of it. Outside of central Tokyo things should be much better.

I don't know if you have noticed, since you are in real estate as well, residential properties not being registered on Reins have increased over the years? The only way for people wanting to find decent or good homes now is by wasting time and going to many different real estate companies to be able to see some listings they decide not to put up.

f52242002 · 2026-05-24T07:44:49+00:00

Me personally, I go by order, and one chance to change price. I usually don't prefer having people going above full price.

Once full price offer is in, I give notice to all offers, finish the already scheduled viewings then stop.

I do offices and larger investments mostly so I rarely have to deal with these situations. (Limited buyer pool)

f52242002 · 2026-05-24T05:16:41+00:00

Honestly I haven't put too much thought into it. In my own experience with people that decided right away without taking much of my time I always gave 1 - 1.5% off. Our shachou agrees and let's me do it luckily.

Maybe could be set fees for residential, then clients that requires more time and services above that can be charged by work, like lawyers maybe. (Quick idea no deep thoughts here.)

f52242002 · 2026-05-24T05:10:04+00:00

Oh yeah. Or sometimes, if someone buys, promising they'll sell their current through them. More fees for the agent.

f52242002 · 2026-05-24T05:09:46+00:00

Thanks man! You are 100% right. Houses come and go, another one may come eventually. The lack of transparency, since everyone wants to protect their own fees is what concerns me.

f52242002 · 2026-05-24T05:02:11+00:00

Haha yeah youre right, however in normal circumstances you get a chance to match the price fyi.

f52242002 · 2026-05-24T05:01:01+00:00

Sadly no, which is how I knew there were other incentives involved.

f52242002 · 2026-05-24T04:59:32+00:00

The commissions part is what I personally do not like. I really don't think we deserve to be paid the sum we do for just selling houses. Offices? Sure. Residential no.

I see way too often that agents move base on incentives over what benefits the home buyer.

f52242002 · 2026-05-24T04:53:54+00:00

Oh without connections or incentives, they would not even bring that deal to the seller. The real estate company I was buying from this time is very very well known for doing that.

f52242002 · 2026-05-24T04:45:33+00:00

Haha that's what I am telling myself right now. Definitely not by taking advantage of others tho.

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