Investing in Japanese Real Estate from Overseas: Your Journey with Property Pilot Japan

Navigating the Japanese property market from abroad presents unique challenges: language barriers, unfamiliar procedures, and the difficulty of assessing properties remotely, especially tenanted ones protected by strict privacy laws.

This is where Property Pilot Japan (propertypilotjapan.com), my dedicated service, steps in. My name is Glen McAlevey, founder of Property Pilot Japan. As a long-term resident (over 12 years combined) with Permanent Resident status and native-level Japanese language skills, I bridge these gaps for overseas investors. My background includes diverse professional experience in Japan and, crucially, direct, personal experience investing in the Japanese market since 2020, having bought and sold multiple properties myself. I understand the process intimately because I've navigated it firsthand.

Property Pilot Japan acts solely as your buyer's representative and facilitator, not as a real estate agent listing or selling properties. We work exclusively for you, ensuring a smooth, transparent, and efficient purchase process with end-to-end support.

Here’s a simplified overview of how Property Pilot Japan manages your property purchase remotely, covered by our initial service fee:

Phase 1: Finding & Evaluating Your Investment

Step 1: Initial Consultation & Targeted Search

We start by understanding your investment goals, budget, and criteria. Leveraging my market knowledge and experience, Property Pilot Japan assists in identifying and assessing potential properties, including filtering opportunities and potentially uncovering off-market deals.

Step 2: In-Depth Information Gathering & Due Diligence Support

For properties you select, Property Pilot Japan liaises directly with Japanese agents to secure comprehensive information packages (rent rolls, building details, etc.). We manage communication, translate key documents, provide clear summaries, and support your due diligence process.

Step 3: Remote Property Assessment & Local Insight

Since internal viewing is often impossible for tenanted units, we focus on thorough remote assessment using documentation, photos, financials, and mapping tools. My local insight helps evaluate the location, building quality, and investment potential effectively from afar.

• If a property is untenanted a viewing is usually possible.
• If tenanted and desired, we can arrange a drive-by viewing and have a look at the area around the property also, but are unable to enter the property as per Japanese tenancy law.
• Property Pilot Japan’s fee needs to be paid in full (but is refundable if the purchase does not go ahead), and travel costs will be required for any viewings that are required.

Phase 2: Securing Your Property

Step 4: Strategic Offer Submission & Negotiation Support

Once you decide to proceed, Property Pilot Japan prepares and submits the formal Purchase Application (kounyuu moushikomisho) on your behalf. Our bilingual skills are vital in representing your interests effectively during negotiations with the seller's agent.

Step 5: Managing Offer Acceptance & Formalizing Intent

Upon acceptance, Property Pilot Japan manages the next steps, which may include submitting a "Proof of Intent to Purchase" (kaitsuke shoumeisho) and handling any required good-faith deposit securely, ensuring you fully understand all terms.

Phase 3: Comprehensive Purchase Facilitation & Completion

Step 6: Navigating the Crucial Legal & Practical Stage

Property Pilot Japan expertly coordinates this critical phase as part of our core service. This includes:

• Pre-Contract Briefing (Juuyou Jikou Setsumei): Arranging and facilitating the mandatory video conference briefing with the licensed agent, providing simultaneous translation.
• Final Contract Execution (Baibai Keiyakusho): Managing the logistics of the legally binding contract signing process between Japan and your location.
• Liaison with Key Parties: Coordinating communication and processes with the Real Estate Agent, the Judicial Scrivener (Shihoshoshi) handling the title transfer, assisting you in arranging necessary Property Insurance, and helping you select and contract a local Property Management (PM) Company if needed.
• Document Preparation Guidance: Guiding you through preparing necessary documentation (passport copies, notarized affidavits, Power of Attorney if needed for the scrivener).

Step 7: Overseeing Final Payment & Title Transfer

• Payment Coordination: Providing clear instructions for the international transfer of funds and coordinating confirmation of receipt.
• Title Registration Monitoring: Liaising with the Shihoshoshi to ensure the title is registered promptly.
• Final Documentation Delivery: Receiving all completion documents, including the official Title Certificate (Touki Shikibetsu Jouhou Tsuuchi), and securely forwarding the package to you.

Service Fees & Ongoing Support

• Initial Consultation, Sourcing & Purchase Facilitation: Our comprehensive support through all 7 steps above is covered by a one-time fee of 150,000 JPY (+ consumption tax), refundable if the purchase is not completed.
• Optional Ongoing Services:
  • Local Tax Representation: Required for non-residents earning rental income. We offer this service for 50,000 JPY per year (+ tax).
  • Property Management: Choose between Direct PM by Property Pilot Japan (5% of monthly rent + tax) or Liaison with a Local PM Company (2% of monthly rent + tax, plus remittance fees at cost).

Your Partner in Japan: Property Pilot Japan

Property Pilot Japan simplifies the entire remote investment process, leveraging my personal experience and language skills. We handle the complexities on the ground, allowing you to invest confidently.

Ready to pilot your Japanese real estate investment? Let's discuss how Property Pilot Japan can help you achieve your goals. Please contact me via email or phone.