Sell
Sell
Sell a Property
Table of contents
We Are Committed to Efficient, Transparent,
and High-Value Sales
EM Labo’s Real Estate Sales Support
EM Labo aims to maximize the value of your property in a swift and transparent home-selling journey created for you, which should also be a secure, profitable endeavor.
Why We Are Your Right Agency
Unlike many other real estate agencies focusing on property purchases, our primary commitment is brokerage. Instead of focusing merely on “the best deal” for buyers, we also eye on what buyers might pay for sellers. This is our brand promise.
Our objective valuations are based on current market listings and concrete transaction records from the past 3-6 months. We have adopted this data-driven approach to make sure our predictions are accurate, fair, and transparent. We pride ourselves on working closely with each of our clients to set an optimal listing price, an individualized timeline, and selling goals all for your tailor-made journey full of support.
How We Make Your Sale Efficient, Transparent, and Profitable
Professional Valuation and Market Insight
Your home-selling journey starts with our in-depth market analysis, equipping you with a clear, data-driven property valuation. Our detailed (insider) insights allow you to understand the current market value of your property so you can make the best decisions right from the beginning.
Strategic Marketing to Attract Qualified Buyers
We tailor-make marketing plans to identify the features of your property on online and offline platforms reaching out to high-value buyers nationally and internationally. We believe that your property deserves maximum exposure and engagement.
Transparent Communication and Adaptable Support
We believe that information provision should be clear and swift so we strive to be responsive. From your initial inquiries to offer negotiation, we keep you informed every single step of the way, we answer all questions and provide necessary updates in time. We also closely track your progress and provide biweekly reports stating the details of the inquiries from other agencies.
A Trusted Network and Professional Guidance
Our partners are all English-speaking pros such as judicial scriveners, tax specialists, and legal advisors who cover all aspects of your sale. We also provide assistance in coordinating necessary inspections, repairs, or improvements that could add curb appeal.
Achieving Maximum Value Through Fair Negotiations
Our experienced team handles all negotiations aiming to secure the best possible terms for you. We are never satisfied simply for working out the best sale price but also for the just-right transaction conditions that align with your needs.
Our Comprehensive
Brokerage Package
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What EM Labo Does Not Do
Transparency and flexibility are what EL Labo values. To avoid all potential hurdles for our clients and protect their best interest in the upcoming home-selling transaction. Here’s a list of 6 things we NEVER do.
“Hold Back” property
information (Kakoikomi)
We prioritize the seller’s best interests and do not chase the double commission transactions allowed in Japan’s real estate law.
Delay information release
on REINS /the Internet
Our service promise is to list property information on REINS (the Real Estate Information Network System in Japan) within 5 days of mediation to maximize opportunities for a successful sale.
Restrict the promotions
from other agencies
Unlike many other agencies, we proactively encourage other agencies to promote our properties to reach a broader audience of potential buyers so we can focus more on the coordination of house marketing and comparative market analysis.
Delay Property Investigations
or contract preparation
Property investigations and contract preparation are conducted at the initial stages to prevent any potential issues later in the process, we endeavor to strive for the best without charging any fees at this stage!
Rely on a single
contact point
All our agents have their personal brands- they learn, adapt, and get comfortable with new tools and technologies. Still, we handle all cases as a team for swift support and comprehensive explanation. We always aim to provide clients with the competitive edge they need to sell their homes faster, and for more money.
Limit information
disclosure
Transparency is our policy. We share all relevant information with the sellers and prospective buyers if at all possible.
The Real Estate Selling Process
“Understanding” and “satisfaction” from our clients is what we at EM Labo prioritize at all times.
Now, let’s take a look at the “Real Estate Selling Process” we created for all our clients.
1
Get the home-selling groundwork done
- What time do you want to sell your property?
- What is your plan after closing (and celebrating!) the sale?
- How much do your sales costs come to?
- What are the crucial tactics when dealing with a sale contract?
Most of our clients are first-time home sellers. We are pleased to walk you through the entire roadmap with comprehensive visual aids such as diagrams and illustrations so you can rest assured even if you are completely unfamiliar with the home-selling process.
2
Estimate and determine your home value
We decide the listing price together with you by looking into macro and micro economic factors, regional practices, along with the individualized additional features of your property.
3
Ink a brokerage agreement
EM Labo helps you move forward by creating exposure in both English and Japanese-speaking markets and leveraging a network that extends beyond Japan. Your home can then get more attention from prospective buyers nationally and internationally. It is absolutely one of our key strengths we pride ourselves on.
4
Market your home
In this stage, we conduct property and marketing research, handle inquiries and deliver property information, report marketing activities every other week, and create plans to make sure you are steps ahead.
5
Review offers
When a prospective buyer is satisfied after viewing and agrees with the terms, he/she will submit an application. At EM Labo, we also ask for “pre-approval from” to be issued by an approved financial institution. This ensures the contract won’t be canceled due to loan denial upon final screening even if a loan contingency is included in the agreement. We also pay close attention to details such as the handover schedule and the loan status/credibility of the potential buyer.
6
Sign the sales agreement
We coordinate with the buyer’s real estate agent to finalize key days, prepare the essential details (terms & conditions) in the sales agreement, etc.
7
Prepare for the handover
We maintain close communication with the agent on the buyer’s side to organize the schedule for a smooth handover so you can stay on track throughout your home sale.
8
Property handover (settlement)
Schedule the key day for handover, which is also the day to settle all outstanding mortgage balances (if any).
9
Reflect on your big life move
Passing the keys to the new owner is not the end of your journey! There is still a lot to do before the big celebration- after the sale, we assist with post-sale needs such as filing tax returns (if required), finding a new residence/ rental property, preparing an inheritance plan, future asset management…We are more than happy to support you along the way.
るか
09:37 20 Mar 26
Thank you for your assistance with my apartment purchase.
I had the pleasure of working with EM Lab a few years ago when they helped me find a rental property. I was so impressed by their thorough support that I decided to ask for their help again this time. I'm delighted to have had the opportunity to work with them again.
From property search to contract signing and settlement, they provided speedy and courteous service.
This time, I wanted to purchase a property that would be comfortable for my family and also have investment potential.
Since I was searching for a property in an area I was familiar with, I struggled with deciding how much of my preferences to prioritize. However, their professional and objective advice allowed me to make a decision with confidence. Even with constraints regarding price and other conditions, I believe I made the best possible choice at this time.
Even during the post-contract mortgage application process, they often proactively contacted me when I needed advice, and their meticulous and flexible support was incredibly helpful on numerous occasions.
Furthermore, I had a specific date in mind for the settlement, and due to the mortgage application process, there were schedule changes. However, each time, they handled the adjustments carefully with the seller and other relevant parties.
I was surprised and grateful to later learn that they had even inspected a property I was still undecided about without my knowledge.
The members provided a great deal of support behind the scenes. That's why I would recommend EM Lab to anyone who wants a transaction that is honest and satisfactory for both themselves and all parties involved, not just based on the visible conditions. They are a company I would definitely recommend to someone I care about if they were going through a real estate transaction.
Thank you so much for everything!
I had the pleasure of working with EM Lab a few years ago when they helped me find a rental property. I was so impressed by their thorough support that I decided to ask for their help again this time. I'm delighted to have had the opportunity to work with them again.
From property search to contract signing and settlement, they provided speedy and courteous service.
This time, I wanted to purchase a property that would be comfortable for my family and also have investment potential.
Since I was searching for a property in an area I was familiar with, I struggled with deciding how much of my preferences to prioritize. However, their professional and objective advice allowed me to make a decision with confidence. Even with constraints regarding price and other conditions, I believe I made the best possible choice at this time.
Even during the post-contract mortgage application process, they often proactively contacted me when I needed advice, and their meticulous and flexible support was incredibly helpful on numerous occasions.
Furthermore, I had a specific date in mind for the settlement, and due to the mortgage application process, there were schedule changes. However, each time, they handled the adjustments carefully with the seller and other relevant parties.
I was surprised and grateful to later learn that they had even inspected a property I was still undecided about without my knowledge.
The members provided a great deal of support behind the scenes. That's why I would recommend EM Lab to anyone who wants a transaction that is honest and satisfactory for both themselves and all parties involved, not just based on the visible conditions. They are a company I would definitely recommend to someone I care about if they were going through a real estate transaction.
Thank you so much for everything!
C M
08:33 12 Mar 26
I used their services when purchasing my property, and they are an extremely high-quality and trustworthy real estate agency.
Generally, I believe that the real estate brokerage industry for individuals is a hit-or-miss industry, with many agencies trying to exploit information asymmetry. Many companies, even those acting as dual agents, only consider the seller/landlord and their own interests, viewing the buyer/tenant as merely a secondary source of revenue.
However, EM Lab was completely different.
I felt they constantly strived to find the best solution for both parties, which made them extremely trustworthy. The staff were responsive, and every explanation was sincere. It's been some time since I purchased the used property, and I'm still very satisfied.
The president speaks frankly and honestly every day, which I believe is something only a genuine, straightforward business owner who speaks the same way to everyone can do. I sincerely hope this company continues to grow.
If I ever need to sell or rent out my property in the future, I would not hesitate to ask them for their services.
Generally, I believe that the real estate brokerage industry for individuals is a hit-or-miss industry, with many agencies trying to exploit information asymmetry. Many companies, even those acting as dual agents, only consider the seller/landlord and their own interests, viewing the buyer/tenant as merely a secondary source of revenue.
However, EM Lab was completely different.
I felt they constantly strived to find the best solution for both parties, which made them extremely trustworthy. The staff were responsive, and every explanation was sincere. It's been some time since I purchased the used property, and I'm still very satisfied.
The president speaks frankly and honestly every day, which I believe is something only a genuine, straightforward business owner who speaks the same way to everyone can do. I sincerely hope this company continues to grow.
If I ever need to sell or rent out my property in the future, I would not hesitate to ask them for their services.
Peien Liu
06:08 18 Jan 26
EM Labo made my first home buying experience in Tokyo truly seamless from start to finish. Both Enomoto-san and Yamaoka-san are fluent in English and were super responsive whenever I had any questions throughout the entire home buying process. They were very helpful and professional when it came to setting up viewing appointments, making an offer, and getting everything ready for move-in. They also provided excellent post move-in support as well.
I also chose EM Labo for my post-purchase home renovation work and was very satisfied with the results. Yamaoka-san has excellent design sense and also maintains relationships with high quality contractors and suppliers. Thanks to her, I am now able to enjoy a comfortable daily home life in a modern and contemporary interior.
I was originally referred to EM Labo by a friend and I would also strongly recommend them to anyone looking to purchase a home in the greater Tokyo area.
I also chose EM Labo for my post-purchase home renovation work and was very satisfied with the results. Yamaoka-san has excellent design sense and also maintains relationships with high quality contractors and suppliers. Thanks to her, I am now able to enjoy a comfortable daily home life in a modern and contemporary interior.
I was originally referred to EM Labo by a friend and I would also strongly recommend them to anyone looking to purchase a home in the greater Tokyo area.
MY
10:06 31 Dec 25
They work as a team to help you through the entire property purchase process. They provided suggestions and advice based on a thorough understanding of the ideal living environment, which helped me make a decision I was happy with.
It's a good idea to join as a team member with the intention of fulfilling your responsibilities. Be honest with EM Lab about what you like, what you want in a home, and how you want to spend your time, and ask for their professional help. Our team, with a balanced approach leveraging our strengths, will accompany you to your goal. They are reliable and caring people.
It's a good idea to join as a team member with the intention of fulfilling your responsibilities. Be honest with EM Lab about what you like, what you want in a home, and how you want to spend your time, and ask for their professional help. Our team, with a balanced approach leveraging our strengths, will accompany you to your goal. They are reliable and caring people.
k T
11:20 11 Jul 25
They found me an apartment to rent.
I was introduced to them by an acquaintance.
They started with something like an interview,
and after understanding me as a person, they searched for an apartment, which allowed me to go with the flow and feel comfortable during the search.
Even though I only had a little under two months until I moved, they were happy to find a property,
and moved quickly until I found one I could rent.
They made forward-looking suggestions and were very considerate during viewings. Although they do it as a job, they treat me like family, which makes me feel very at ease.
Rather than assuming that my requests were impossible, they thought about how closely they could meet them.
This time, I was looking for a property on short notice, and due to work, I was only able to view properties on limited dates and times, but they didn't compromise and worked with me until I was satisfied, and now I live comfortably in my home.
The phrase "being considerate of people's feelings" applies perfectly to me.
Thank you very much.
I was introduced to them by an acquaintance.
They started with something like an interview,
and after understanding me as a person, they searched for an apartment, which allowed me to go with the flow and feel comfortable during the search.
Even though I only had a little under two months until I moved, they were happy to find a property,
and moved quickly until I found one I could rent.
They made forward-looking suggestions and were very considerate during viewings. Although they do it as a job, they treat me like family, which makes me feel very at ease.
Rather than assuming that my requests were impossible, they thought about how closely they could meet them.
This time, I was looking for a property on short notice, and due to work, I was only able to view properties on limited dates and times, but they didn't compromise and worked with me until I was satisfied, and now I live comfortably in my home.
The phrase "being considerate of people's feelings" applies perfectly to me.
Thank you very much.
實平裕規代
09:27 30 Jun 25
I recently completed a real estate transaction with EM Lab. Throughout the process, I felt that the person in charge was someone I could trust and feel safe with.
The peace of mind and trust I felt was because they were there for me until the very end. They took my position (as a customer) very seriously and explained the real estate agent's position and opinions in an easy-to-understand manner, providing evidence for those opinions, which helped me make an informed decision.
I'm pleased and grateful that they delivered a satisfactory result. Thank you very much.
The peace of mind and trust I felt was because they were there for me until the very end. They took my position (as a customer) very seriously and explained the real estate agent's position and opinions in an easy-to-understand manner, providing evidence for those opinions, which helped me make an informed decision.
I'm pleased and grateful that they delivered a satisfactory result. Thank you very much.
森悦子
01:12 03 Apr 25
I asked EM Lab to act as my intermediary for the purchase of a property. There were two reasons why I decided to use them as an intermediary. After reading CEO Enomoto's letter of intent, I felt they were a company that really cares about their customers. The other reason was that they were a company with a sense of urgency. I had previously been disappointed when a property I wanted to buy ended up second, so I felt that the intermediary's speed was important as well as my own decision-making.
Most of the communication leading up to the settlement was done via text messaging tools like LINE. I often checked my email at night, so I appreciated being able to reply at my own pace. However, when I had a question, there were times when I felt it was quicker to call than to write, so if you're not good at text messaging, asking for contact methods like phone may make the process go more smoothly.
The contract is handled on a rotating basis, and I was nervous meeting the seller for the first time on the day of the settlement, but EM Lab's gentle atmosphere was very helpful.
The seller said that it was rare to have such a peaceful settlement, and with a smile, he shared stories about his purchase and the process leading up to it. It was a memorable settlement that left me with a good feeling.
I am grateful for the speedy and flexible intermediary service. I would recommend this real estate company to anyone looking for a fast-paced intermediary who will also work alongside me with compassion.
Most of the communication leading up to the settlement was done via text messaging tools like LINE. I often checked my email at night, so I appreciated being able to reply at my own pace. However, when I had a question, there were times when I felt it was quicker to call than to write, so if you're not good at text messaging, asking for contact methods like phone may make the process go more smoothly.
The contract is handled on a rotating basis, and I was nervous meeting the seller for the first time on the day of the settlement, but EM Lab's gentle atmosphere was very helpful.
The seller said that it was rare to have such a peaceful settlement, and with a smile, he shared stories about his purchase and the process leading up to it. It was a memorable settlement that left me with a good feeling.
I am grateful for the speedy and flexible intermediary service. I would recommend this real estate company to anyone looking for a fast-paced intermediary who will also work alongside me with compassion.
Anne Kow
14:50 02 Mar 25
We were introduced by a relative to EM Labo to help us market and sell our Tokyo property. The onboarding process was very smooth, and Enomoto-san proved to be very professional and made us feel very confident about EM Labo's experience in the property and real estate market in Japan. Enomoto san was fluent in English, and explained clearly the process and next steps. She and her team executed an exceptional service with strong focus, perseverance, and integrity. In many situations, displayed patience and professionalism in the face of challenging situations. We managed to sell our property in record time only after 2 months and at the target selling price, and we owe this success to the fantastic team at EM Labo. We have already recommended another prospective customer to them, and will continue to regard them as one of the most professional real estate company we have ever encountered.
Customer Testimonials
Mr. Nakamura
【Property location】Shinagawa, Tokyo
【Selling price】JPY 60 million
【Family structure】with elementary school-aged children
【Reason for sale】the rental property became vacant
I have experience in purchasing a property and renting one before but I am a first-time home seller hence I have ZERO experience working with a real estate agent. The biggest difference between EM Labo and other agencies is their transparency level, which was rather impressive to me.
Some agents provide misleading information, misrepresent sellers, and outright lie. I felt anxious and stressed communicating with real estate agents in my previous experience as I was not sure what they were exactly doing as I was only fed with parts of the truth and limited updates. Working with EM Labo is very much different.
I was invited to a group chat with the entire brokerage team, which allowed me to stay updated on their actions and plans at all times. I would say, I didn’t have to do much during this transaction even though my deal turned out to be a fair one; the process was smooth and straightforward. It was a wonderful experience!
Mrs. D.H.
【Property location】Toshima, Tokyo
【Selling price】JPY 80 million
【Family structure】three grown children
【Reason for sale】Selling an inherited property
A friend of mine connected me with Ms. Enomoto as he recently purchased a house through them.
I used to have a close relationship with my parents over the years and we used to visit each other and do things together rather regularly. However, my mother kicked the bucket five years ago, and my father followed last year. Despite the precious memories of my childhood home, I had already purchased a custom-built house in Tokyo for the family I created, with three kids.
After some struggles and debates, I hoped to sell the property of my parents to someone who would cherish the property itself as much as we did, so I tried looking for a real estate agent with true, real heart-warming services, who is also knowledgeable about the local market and the true value of my parents’ house.
From our very first conversation, this agent was sincere as they listened- not just to the facts and details about the property so they could finish their work but also to my family stories. I was quite sure EM Labo was the one who could bring me a wonderful buyer so I decided to put everything on them. The property was purchased by a lovely family, and I am truly satisfied.
Mr. & Mrs. K.S.
【Property location】Taito, Tokyo
【Selling price】JPY80 million
【Family structure】a couple with an adorable kitty
【Reason for sale】rural retreat
My wife and I have been living in the busy city center of Tokyo for decades. We then started thinking of our future lifestyle after my retirement. After some discussions, we decided to move to her hometown in Shizuoka for a slower and more peaceful pace of life.
Having only purchased properties in the past, we had no experience selling one and we had no idea how to start. A colleague of mine recommended this agency called EM Labo as they had recently sold their property and had a nice experience with the agent.
The image of typical real estate agents in my head is a bunch of men in business suits, but EM Labo is a team with female representatives. I found them affable but still, professional as they responded to my questions in time with informative answers. So I know, these are clear signs of an awesome real estate agent.
The process, including the piles of paperwork and all the handover procedures, was incredibly smooth so we were allowed to plan ahead for our new chapter in life. We are truly grateful for the service and the life support. Thank you very much!
The Watsons
【Property location】Minato, Tokyo
【Selling price】JPY50 million
【Family structure】a couple with an adorable kitty
【Reason for sale】to fund a future property purchase
We loved our apartment, which I purchased when I was younger. My home property was just a 2-minute walk away from the railway station so the location was surely prime. Yet, as the building itself approached 10 years of age, my partner and I started considering selling it. With life changes after marriage and plans to further grow our family, we needed a larger home.
After the property appraisal, we discovered it might sell for a better price than expected. We were chuffed, as we might get enough preps and support for our next home.
We started with listing our home property on a large real estate company that guaranteed us a quick sale for the good property location of my cozy home but after several months, we turned out still waiting for updates as there has been no progress at all. The 6-month long wait was a nightmare so we asked for an explanation and were told, “Let’s reset the price and we overpriced the house.” The response, along with some smaller previous crickets, was a huge shock to our family. I felt like they are not negotiators and they lack marketing skills. I even suspected my home was being “held back” (kakoikomi), as our home has been sitting on the market way longer than it should.
At that point, I found EM Labo through a friend who rejoiced that the agency was reliable. And yes, it was. It really was. From our very first consultation, the explanation was informative and detailed and it sounds like we are going to get informed about what’s going on, not to mention the concrete selling activities they are going to do for us. My wife and I then chose to work with this agent.
Within a little less than a month, they found a buyer for us with a nice offer (a purchase at our proposed price!) I was over the moon but at the same time upset about the 6 months I wasted with the previous agent. And now, thanks to EM Labo, I have time to create a plan for my own family. EM Labo is a sure bet!
FAQ
About the Selling Process
Where should I start to sell my home?
Let’s get down to business by accessing some portal sites (valuable tools) such as “Suumo” or “AtHome” to give yourself a good read on your estimated home value. It should be followed by a property valuation and a study of the current trends that help you create a more concrete selling plan. At the same time, scheduling a timeline and getting all necessary pages of paperwork ready are crucial at this initial stage as well.
How long does it take to sell a property in general?
Key processes include estimating and determining the selling price based on inspections, signing a brokerage agreement, marketing, accommodating showings, reviewing offers, signing contracts, and finally (and importantly) the transfer of ownership. EM Labo is glad to list your properties right so you can reach the contract-signing phase within 1-3 months. Kindly be reminded that any outstanding mortgage/ loan of the buyer might add another 1-1.5 months. In some smooth cases, the entire process from consultation to handover and closure only takes approx. 3 months.
About the Home Appraisals
How is my property appraised?
Your home property value can be influenced by local market trends, land size (regional demand), building conditions, and the state of the facilities. First, we conduct an appraisal, followed by a string of on-site inspections and consultations for an accurate valuation. In general, our two licensed real estate agents with over 10 years of experience take approx. 3 days to complete an appraisal.
Should I head to the agent with the highest appraisal value?
Your home property value should be carefully estimated and determined through a series of discussions based on the appraisal value. Some agents may, unfortunately, present an inflated appraisal value merely to secure a brokerage agreement. We strongly believe that a healthy return on your home comes from a sound listing price based on an accurate appraisal, your personal timeline, and expectations. Be mindful that you should take marketing strategies, selling tactics, and other services into consideration.
About the Selling Price and Conditions
What happens if I list the property at an ambitious price?
Overpricing (higher than our appraised value aiming to close the sale in 3 months) might undesirably prolong the sale. You can certainly reset the price to a more reachable level but prospective buyers could see this kind of price adjustment skeptically. It eventually results in fewer offers. Setting the right price at the right time is thus extremely critical.
My home property is old. Issues or defects that arise after the sale sound intimidating to me…
Sellers are required to provide warranties for “major components” of the property (e.g. plumbing and termites) for 3 months and equipment (e.g. water heaters) for 7 days. Selling the property with a “disclaimer of warranty” is also possible. EM Labo helps to keep you truly free from potential post-sale liabilities that could arise if certain obligations weren’t met. For instance, we share a “Property Viewing Guide” with the buyer’s agent in advance to ensure transparency and buyer satisfaction. Let our practical ways be your safety net to reduce risks before signing on the dotted line.
What if unforeseen circumstances (e.g. calamity) occur before the handover?
In case of unforeseen damage, such as earthquakes, typhoons, or tsunamis, where neither party is at fault, the seller is obliged to repair the property at their expense before the handover.
Other Important Considerations
Are there brokerage fees for selling?
EM Labo only charges a brokerage fee for a successful handover, which is the sum of “3% of the sale price”, “a fixed fee of JPY 60,000”, and the “consumption tax”. Other additional costs might include judicial scrivener fees, registration cancellation fees, stamp duties, and brokerage fees. It is advisable to expect the total of all these expenses to come to 4% of the sale price.
Can I sell my home property with an outstanding mortgage?
You can sell your home property with no problems with an advance notice to your lender if the selling price is larger than the remaining mortgage balance. If the selling price is smaller than the outstanding amount, you need to have your lender’s consent.
Can I sell the property while living in it?
Yes, you can! For many homeowners (for example, those who aim to avoid double mortgage payments), finding a way to sell their property while retaining the right to still live there can be the perfect solution. As you might imagine, keeping the property clean while living in it can absolutely help to speed up the sale. Our team is also glad to assist by attending and managing viewings to ensure a smooth process.
