Investment & returns
InvestmentBefore buying we cost the renovation, then judge whether the target return is reachable afterwards. With design and construction both in-house, the estimate is not theory. We hold and operate property ourselves, testing this judgement with our own money.
Gross vs net
Gross vs netThe yield in most Japanese property listings is the gross figure. Understanding the difference is the first step to not being misled by numbers.
| Gross yield | Annual rent divided by purchase price. It ignores management fees, tax, repairs and vacancy, so it flatters the number, and it is the figure most Japanese property listings quote. |
|---|---|
| Net yield | (Annual rent minus annual running costs) divided by (purchase price plus acquisition costs). This is what actually reaches you, typically 1.5 to 2 points below the gross figure. |
| Our target | 7-8%. It is the floor we hold ourselves to when selecting a property; deals that fall short, we pass on. |
What we weigh
What we weighRenovation cost
The item most often underestimated. We estimate from real construction experience, not a guess per square metre. Plumbing, electrical capacity, sound insulation and fire safety often cost far more than surface finishes.
Age & seismic standard
The new seismic standard in force since June 1981 is a dividing line. Older-standard properties can still be bought, but reinforcement cost and harder financing must be factored in.
Compliance & use
Whether it can become lodging or a hotel depends on zoning, change of use, fire code and the hotel business act. Without checking before purchase, you may be unable to open after renovating.
Financing terms
Interest rate, term and equity ratio directly decide your actual cash flow. For the same property, different financing can lead to the opposite conclusion.
Local vacancy
Assuming full occupancy is the commonest mistake. We discount by the area’s real vacancy level, then see if the numbers still hold.
Exit route
Decide at purchase who you will sell to. Whether the renovated property targets owner-occupiers or investors sets the direction and the materials.
How it works
How it works- Define needs
Budget, target return, holding period and whether financing is needed — clarified first.
- Shortlist
We shortlist candidates to your criteria, with a first pass at renovation cost and return.
- Site survey
We check structure, services and compliance on site and judge renovation feasibility.
- Yield analysis
We compute both gross and net, and list the risks.
- Acquire & renovate
We come along to check the property’s conditions, and once it is acquired we move into renovation design and construction.
- Operate & exit
Rental or lodging operation, with exit support when needed.
Run the numbers first, then decide whether to buy.
Send us the budget, target return and area; we reply first with a feasibility read.