Owner’s Representation for Real Estate Projects in Japan
Bridging Cross-Cultural and Practical Gaps
Services and Pricing
The Agent-S provides Liaison-Based Owner’s Representation, Consulting / Advisory, and Spot Support for overseas clients planning real estate projects in Japan, based on the project flow.
Service List
Liaison-Based Owner’s Representation
Consulting / Advisory
Spot Support
Project Flow
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Strategic Foundation:
Comprehensive research and information gathering for the project, including confirmation of applicable business laws, systems, procedures, and relevant professionals. -
Project Structuring:
Strategic and budget planning for the project, including planning for post-purchase maintenance, utilization, operation, management, and exit. -
Acquisition & Implementation:
The phase in which practical work begins, including property purchase, closing, repair arrangements, permits and procedures, tax matters, and coordination with management companies and operating companies. -
Launch / Use:
The full-scale preparation period for utilization or business launch, including the start of repairs, procedures, permits, and arrangements with property management companies and operating companies. -
Operation & Continuity:
Start of utilization or business operation. Ongoing maintenance, operation, additional repairs, continuous review, and adjustment. -
Exit / Succession:
Real estate sale, business sale, business succession, inheritance, and related matters.
Liaison-Based Owner’s Representation
This is Owner’s Representation with a strong emphasis on the liaison function.
I enter the project as your owner-side point of contact and coordinator, handling basic research, communication with professionals and related parties, coordination, adjustment, progress management, overall project support, advisory support, and consulting.
Please use this service as a risk management measure to prevent damage that may be difficult for overseas owners to recognize, including cross-cultural gaps, differences in business practices, and conflicts with local communities, and to help structure real estate acquisition and utilization in Japan in a more sustainable way.
Liaison-Based Owner’s Representation from the Strategic Foundation Phase
This service supports you from the Strategic Foundation phase through to Launch / Use.
In a project in a foreign country, the Strategic Foundation phase is extremely important.
I support you comprehensively from this first phase, which is often overlooked.
This service is suitable for clients who understand that Japan is a foreign country and who are seeking a strategic and sustainable approach.
For ongoing support after Launch / Use, I offer Liaison-Based Owner’s Representation on a Monthly Retainer.
If you have already purchased a property and started utilizing it, I recommend Custom Liaison-Based Owner’s Representation or Liaison-Based Owner’s Representation on a Monthly Retainer, described below.
Fees
Initial fee: from 600,000 JPY
Monthly retainer: from 400,000 JPY
Additional fees may apply depending on the scale, difficulty, area, number of related parties, and other factors involved in the project.
On-site support, including property site visits, site checks during construction, and other visits:
50,000 JPY per day plus transportation and accommodation expenses.
Liaison-Based Owner’s Representation on a Monthly Retainer
This is a monthly retainer service for overseas owners who need an ongoing liaison function after property acquisition or after utilization has begun.
As the owner-side point of contact, I provide ongoing support to maintain relationships and communication with management companies, operating companies, construction companies, administrative offices, neighbors, key local parties, and other relevant parties, in order to prevent damage caused by cross-cultural gaps or differences in understanding.
This service is mainly suitable for clients who have already used The Agent-S Liaison-Based Owner’s Representation and wish to continue maintaining relationships after Launch / Use.
For new clients, or for projects where the property has already been purchased and utilization has already begun, an initial fee applies before the monthly retainer begins.
Fees
For existing Liaison-Based Owner’s Representation clients:
Monthly retainer: from 100,000 JPY.
For new clients whose property is already being utilized:
Initial fee: from 400,000 JPY.
Monthly retainer: from 100,000 JPY.
The initial fee is used for understanding the current situation, organizing the related parties, making initial contact with Japan-side parties, confirming local characteristics, and designing the scope of ongoing support. It is not a prepayment of the monthly retainer.
Travel, on-site support, attendance at local meetings or events, long-hour coordination, and external professional fees are charged separately.
After the initial review, I may recommend Custom Liaison-Based Owner’s Representation or another type of support instead of Liaison-Based Owner’s Representation on a Monthly Retainer.
Custom Liaison-Based Owner’s Representation
For cases that do not fit into the existing service menu, cases that require a combination of multiple types of support, or cases that cannot be handled within the scope of regular Liaison-Based Owner’s Representation or the monthly retainer service, I will review the details and design the support content and support period individually.
Examples include the following:
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You already have an overseas-side project team or contact person, and would like me to coordinate with that person.
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You will arrange your own interpreter or overseas-side assistant, and would like me to focus mainly on coordination and organization with Japan-side parties.
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You are experiencing difficulties in communication with Japan-side professionals, service providers, management companies, operating companies, construction companies, neighbors, or other related parties.
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Unexpected practical issues have arisen after purchase, after the start of utilization, or after operations have begun.
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You need to organize the current situation, review or redesign the project, or restructure the business strategy.
This is fully customized support, designed according to the content of your consultation.
Cases involving disputes with neighbors, issues with administrative offices, contractual problems, serious conflicts between parties, or relationship breakdowns are more difficult.
In such cases, I can help organize the situation, consider possible courses of action, support communication, and present realistic options, but I cannot guarantee that the problem will be resolved or that relationships will be restored.
This service also does not include property management work, procedural agency work, or similar operational tasks. I also cannot provide services that require licensed or specialized professionals in areas such as law, tax, architecture, finance, or other regulated fields.
Availability, scope of work, and fees will be provided individually after reviewing the case.
Fees: Custom quote.
Consulting / Advisory
This service is for clients who do not require Owner’s Representation, but who wish to organize the project direction, current situation, risks, and matters that should be confirmed, from a realistic Japan-based perspective.
This service is based on the assumption that the owner will proceed with the project independently. I provide research, analysis, issue organization, and advisory support.
This service does not involve me acting as the owner-side point of contact or coordinator, nor does it include making requests to, coordinating with, adjusting between, or managing progress with related parties.
Basic Advisory
Basic Advisory is an initial advisory service for organizing the essential points you should understand at the beginning of a real estate project in Japan, as well as the matters that should be confirmed or researched.
It is suitable for those who do not know where to start, what to research, or who wish to understand what should be confirmed from a project perspective before purchasing a property.
When requesting this service, you will share by email your current situation, the purpose of the real estate project you are considering, whether there are candidate areas or properties, and any issues you are currently facing.
After reviewing that information, I will provide guidance on the main issues you should consider at the current stage, matters that should be confirmed, common problems and mistakes overseas owners tend to face, and basic measures to help avoid them.
This service does not include individual research, property evaluation, administrative confirmation, confirmation with professionals, report preparation, or online meetings.
Fees: 50,000 JPY
Service period: within 14 days from the date of contract execution and payment confirmation.
Project Advisory
Project Advisory is a consulting and advisory service for organizing the current situation, purpose, candidate properties, ongoing issues, risks, matters that should be confirmed or researched, and the direction for proceeding.
It can be used for pre-purchase decision-making, second opinions on ongoing projects, and troubleshooting after purchase.Included: preliminary hearing, document review, basic research, up to two online meetings, and an organization memo.
Fees vary depending on the project content, purpose, target property, research scope, and difficulty.
Additional fees apply for projects with a broad research scope or high level of difficulty, such as kominka restoration, ryokan business, lodging or stay-based facilities, business use, and comparison of multiple areas or properties.
If practical work is required, such as contacting or coordinating with professionals, administrative offices, brokers, construction companies, management companies, or other parties on behalf of the owner, please consider TheYUI or Owner’s Representation.
Fees: from 250,000 JPY
Service period: within 30 days from the date of contract execution and payment confirmation.
Advisory Retainer
This is a monthly advisory service for clients who need an ongoing advisor while proceeding with their project.
Included: one online advisory meeting per month, and email advisory support once or twice per week.
This service does not include research, communication with related parties, coordination with professionals, report preparation, or ongoing progress management.
Fees: 80,000 JPY per month
Spot Support
Spot Support is for clients who want support limited to a specific task or phase.
Real Estate Transaction Support
This service is specialized support for the real estate transaction phase in Japan.
At The Agent-S, I support overseas buyers through to closing from the buyer’s side, not as a mere interpreter, but from the standpoint of someone who understands Japanese real estate brokerage practice and the internal realities of the industry.
Please use this service as a risk management measure for real estate transactions in Japan.
If you request only this service, project-level consulting, advisory support, research, coordination, and related support are not included.
This service also does not include translation of legal documents such as the Important Matters Explanation or sales contract.
Fees
From property search to closing: 400,000 JPY
From property search to purchase application: 300,000 JPY
Contract and closing: 200,000 JPY
TheYUI Time-Based Support Service
TheYUI is a time-based spot support service for clients who wish to request information gathering, research, confirmation, market analysis, advisory support, and related work on an hourly basis.
It can respond to needs such as requesting information gathering on a specific matter only, inquiry support only, or organization of necessary points before making inquiries to administrative offices or professionals.
It can also be used together with Real Estate Transaction Support or Consulting / Advisory.
Fees: 18,000 JPY per hour
Site Visit / Property Viewing Support and On-Site Confirmation
This service supports property site confirmation, property viewing accompaniment, online viewing, or on-site property checks and reporting on behalf of the client.
It includes confirmation of the exterior, interior, and surrounding environment of the property, as well as photos, videos, and a simple report.
Fees
Property viewing accompaniment / online viewing: 80,000 JPY
On-site property check and report: 100,000 JPY
How to Request Services
Please first contact me through the inquiry form.
When making an inquiry, please briefly describe the service you are interested in and your current situation.
After reviewing the content, we will comunicate and I will guide you to the appropriate service.
If you proceed with a formal request, the service content and fees will be confirmed, and work will begin after the execution of a contract or agreement and confirmation of payment.
Please Read Before Requesting Services
The Agent-S is not a simple English-language support service, interpretation service, property search agency, or task outsourcing service.
The purpose of my support is also not to be your yes-man.
Nor is it to attempt the unrealistic task of applying overseas methods or assumptions to Japan.
For this reason, I may express opinions that differ from your requests, or tell you no when necessary.
The Agent-S is a service for those who wish to proceed with a real estate project while accepting the fact that Japan is a foreign country.
Please note that none of the services replace work that must be handled by licensed professionals such as architects or tax accountants. I also do not provide property management, cleaning, outsourced operation, or similar services.
For all services, separate travel, transportation, and accommodation expenses apply when travel is required.
I do not provide free individual consultations, case-specific advice, research, or confirmation work.