Making Japan feel like  home

International resident-Friendly Real Estate Agency
Based in Central Tokyo, since 2012.

Excellent Expertise Values

We pride ourselves on providing conscientious, thorough consultations for all our clients as real estate specialists.
We are pleased to provide quality services along with practical measures.

About EM Labo

We have been providing assistance to those who planned to move to Japan, local residents, businesspeople, as well as both local and international real estate investors. 

We realize the dream lifestyle for our clients in their optimal properties, offer living coordination, and provide sustainable support.

Interesting facts about EM Labo

The Features of EM Labo

All property information comes
with concrete estimated costs 

Quick Information readily
available for our clients 

We are responsive
-we provide timely
communication 

 A Step-by-step Guide

Purchasing your first home ever in Japan can be confusing and you might not be sure of where to start.
Here is our step-by-step streamlined guide for you to purchase a property in Japan.

Step1 | Is purchasing a property a good option?

When purchasing real estate, the most essential question to ask yourself when you think of purchasing a house is whether the option in front of you is really appropriate for you (and your family).

We present you all the pros and cons so you can analyze practically whether purchasing or renting a place would be the better option.

We want you to initiate your important purchase at an appropriate time at an appropriate price.
We have house-rental specialists with us so we are convinced that we can be your support for any decision you make.

Step2 | Property Selection and Bank Pre-screening

We’ll act swiftly to look for suitable properties and approach banks upon your decision to purchase.

There are quite a lot of listing agencies rejecting offer letters without a bank pre-approval in recent years. In other words, if you only start the screening process after targeting the specific property you aim to purchase, another party could purchase the property before you do, which is extremely risky. Especially in the case of popular property items, it’s vitally important to get everything prepared if at all possible.

In Japan, the preliminary screening at major banks through a real estate agency takes only 2 to 3 days. 
*Kindly inform us early if you are not a permanent resident in Japan.

All real estate brokers use a shared database called REINS to search for properties. We are pleased to share this with our clients so they always have the latest information. 
Unfortunately, the REINS data is not open to the general public.
That is why it’s important to choose your agency before you target at any property. As a common practice in the real estate industry in Japan, buyers might not be able to change their agency during the purchase process.

Step 3 | Viewing

After you decide on a property you like, it’s time for the viewing.
If the property is vacant, you can almost always conduct a viewing. If the property is occupied, the occupant may need to be present during the viewing.
In such cases, focus on getting a better picture of the interior spaces and rooms. The occupant should have the best knowledge about noise levels and the neighborhood, so the viewing is a great opportunity to ask questions.

Step 4 | Offer

Once you have fixed your target to purchase, you’ll need to fill in a purchase form to be sent to the seller and his/her representative agent. At the same time, you’ll need to submit your ID with an offer letter. When it comes to form submission, it’s all about “timing”. It’s not uncommon for other parties to submit their purchase form just one single day before you hand in yours- always submit your form in time when you have made up your mind and ready to make your moves once you have found the one.

To speed up the process during the very moments, our agents always have the purchase forms ready when going to a viewing.

Step 5 | Contract Preparation

It takes about 7 to 10 days to finalize the agreements after the form submission. Meanwhile, our agent will gather all the necessary information about the property and collects all documents from the Legal Affairs Bureau.

While most of the real estate agencies can only go through all disclosure statements only on the contract-signing day, EM Labo clients enjoy a prestige as we are able to explain all documents at least a few days earlier in order to make sure our clients have a clear understanding of the process and related paperwork.

Signing an agreement without a thorough understanding of its contents or in the case when you need to cancel for any reasons, you are going to give up your deposit We, thus, make sure our client understand all details of the contract about the purchase. It is our mission to help clients to purchase their dream house in a safe, secured way.

Step 6 | Sign the Contract

The final opportunity to confirm its contents with the seller comes when you actually sign the contract. It is also a good chance to meet up with the seller (especially when you have never met him/her before). We endeavor to make this final step a little formal so the purchase is, as mentioned, safe and secured.

This is often done at the office of real estate agency of the seller or the buyer.Be mindful to bring with you- your deposit, certificate of residence, seal, identification, and stamp duty fee (the agent will make the actual stamps ready as well)

Step 7 | Loan Screening

It’s time for the loan screening after concluding the contract

We shall explain the group credit life insurance, types of interest, and expected interest rates at the time and present all the details.
Once we have the result of the loan screening, we will discuss with our clients further details such as second viewings and fixing key dates etc.

Step8 | Loan Agreement

A loan agreement might be concluded 10 days before handover depending on the efficiency of the financial institution.
*Wire transfer shall be done on the handover date.

Our professional agents are pleased assist you throughout all communication processes with the banks regarding the details of the property and the contract.

Necessary items to bring-
・Your ID
・Certificate of residence
・Seal
・Seal registration certificate

Step 9 | Property Handover and Settlement

On handover day, the buyer’s name will be put in the real estate register and will receive keys to access the property.

Related parties along with their brokers, as well as a judicial scrivener (usually to be appointed by the buyer) shall gather at the bank, the loan provider . In the case online banks, the meeting can be organized at the bank where the seller has an account or at the office of the buyer’s broker.

Next, the judicial scrivener shall receive the documents from both parties for  the registry transfer. Official registration and settlement of payment are conducted at the same time.

The judicial scrivener shall ensure everything is correct and in order, and the bank shall then initiate the remittance. The money will first be deposited in the buyer’s bank account. The money will then be transferred into the seller’s account. After the confirmation of the remittance, a receipt will be issued. 

The judicial scrivener shall then head to the Legal Affairs Bureau for the registration procedures.

The buyer will be required to pay mediation costs, fire insurance, brokerage fee, and fees for the judicial scrivener. Meanwhile, all bank fees and warranty fees will be deducted from the borrowed amount before being deposited.

Real Estate Brokerage Support

As your exclusive real estate agent, we will take responsibility to provide clear, comprehensible explanations and make sure you understand all the details of  the contract.

In accordance with the House and Building Trade Business Law in Japan (Takuchi Tatemono Torihiki Gyou Ho), we strive to ensure the purchase is safe, secure, and clear.

Our Full Brokerage Package

• Property selection and valuation of the area, the neighborhood, and future profitability. 
• Provision of statistics reports of the area (population, age distribution, similar properties info, earthquake data, etc.) 
• Management reports for the apartments
• Disclosure statement and contract check
• Preparation and explanation of the disclosure statement
• Advice and explanation of different mortgage options
• Attendance at the mortgage contract closing
• Facilitating the handover
• Introduction to English-speaking judicial scriveners, lawyers, administrative scriveners, tax accountants, etc.
• Explanation of inspection and recruitment of contractors
• Mediation and advice on renovations and repairs
• Introduction of moving agents
• Providing information on procedures related to moving

FAQ

Q

How long does it take to buy a home in Japan?

A

It’s important to have a timeline when purchasing a home. In most cases, you will get the keys to your property within 1.5 -2 months.
You may be able to move in faster if you are a cash buyer, the property is already vacant, buying a brand new house or the seller is a real estate agency.

Q

Are there any restrictions on non-Japanese when purchasing properties in Japan?

A

There are no restrictions placed on non-Japanese. However, your visa status is taken into consideration if you seek a mortgage.
If you have permanent residency, you can get a mortgage from any local bank.
*You may even get 100% financing on a home mortgage.
If you don’t have permanent residency, putting a 20-30% down payment will give you the possibility of getting a mortgage.
You also need another 6-8% of the property price as initial costs.

Q

How much does it cost to purchase a house / an apartment in Japan?

A

The total cost of buying real estate in Japan may be 6-8% 
in addition to the purchase price.
> This is a sample of expenses

Q

How much can I borrow from banks in Japan to purchase real estate properties?

A

According to a survey conducted by the Japan Housing Finance Agency on Flat 35 users, the maximum price of a property purchased with a mortgage is about 7 times the household income. Most of my clients fall in this category.
For clients who want to increase their borrowing amount at a higher interest rate or want to increase their borrowing amount with a pair loan or combined income, we help find a mortgage loan that meets their needs.

Q

What are the screening criteria?

A

 The banks check your ability to pay back the loan.
Here are some general prerequisites of a home loan.

– Age
Should be over 20 years old when you apply. 
You should not be over 80 years of age at the time the loan is paid off.

– Years of continuous employment
The minimum period of continuous employment is three years including at least six months with your current employer.

– Property Value
The property value depends on the age of the property as well as on the type of access road, size, and location.

– Annual Income 
The debt-to-income ratio should be within a general range of about 25%–35% of one’s annual income.

– Eligible to join Group Credit Life Insurance
In general, you need to be in good health.

Q

Do all the banks offer the same interest rate or services?

A

 No, every bank has different loan services and offers a different interest rate.
the floating rate of 2.475% has not been changed since 2009.
However, the discount rate which is called the “Prime rate” is different depending on the bank.
Based on the previous information, comparing different options and bank loan is necessary before making the final decision.

Q

What do you need to submit when applying for a loan?

A

This is what you need when you apply for a loan.
– Identification Card (Passport, Driver’s license etc)
– Health Insurance Card
– Withholding Tax Statement / Pay slip
– Loan Repayment Schedule (if you have any loans)

Q

I am Self-employed. Is it true that it’s hard to get a loan as a self employee?

A

Compared with the employed status, it is true that the bank requires extra documents for your business and personal income. As long as you are running it fine, it will not be a big issue.

Q

Am I able to access something like Multiple Listing Services in the US?

A

There is a similar system of Multiple Listing Services called ”REINS” in Japan, unfortunately, it’s not available to the public. That’s why it is important to work with a trusted agent.

Q

How long does the property retain the service life?

A

When you are getting a home loan, you don’t need to worry too much about the service life of the property. Usually, it’s for an investment loan.
For example, banks will look at the remaining years of service life. 22 years for wood frame, 47 years for reinforced concrete structure, 34 years for steel reinforced concrete structure and land is no depreciation. The length of structural durability does not mean the building’s life.
Japanese people tend to choose newer properties, however, as the price of real estate in central Tokyo continues to rise, old but fully renovated properties are more on the market. It is crucial to check the maintenance history of the property.

Q

Can I apply to as many banks as I want?

A

We will only apply to a few banks at most.
If you apply to more than three banks, the banks may think that you didn’t get positive feedback from any of the banks.

Q

Which financial option should I choose, floating rate or fixed rate?

A

Floating rate recommend for those who expect minimal monthly pay in the long term.
Fixed rate recommend for those who want to take a proactive plan for stable repayment

Q

What kinds of documents do I need to sign on the signing date?

A

Japanese law requires following documents:

① Disclosure Statement (Explanation of Important matters)
includes an overview of the properties, legal restrictions, limitation of its use, agree upon payments etc

② Purchase Contract

③Others
-Brokerage Contract
-Property Condition Report
-Facility  Chart 
-Loan Application Forms etc

Q

What is included in a loan agreement?

A

– Interest Rate
– Loan Amount
– Length of the Contract
– Repayment Schedule
– Conditions for Late or Missed Payments
– Legal Loan Agreement Terms 

Contact Us

The first step to the purchase of your dream house- an inquiry.
Contact us at “LINE” and answer a few questions. (taking you only 20 seconds!)

We will not allow you to miss any chance to encounter your ideal property just because of the language barrier.
We will check our extensive database and share all properties that meet your criteria.
If you do not have a LINE account, you can contact us from below.

About Agents

Kanako Enomoto

• Born on Awaji Island (Kansai, Japan)
• Bachelor of Commerce (Australian National University) in 2009
• Lived in Melbourne, Canberra, New York, and Tokyo
  and moved from one house to another, from one city to another  24 times.
• 10 years of brokerage experience in residential property
• Have completed  over 450 deals
• The head of the great teams (Leasing team, Property Management, Renovation, Build from scratch, investment property, Repairs etc.)
• Extensive network in the industry

My heart-breaking experience of losing my family house motivated me to provide my clients a sense of security. I always strive to make sure none of my clients face financial insecurity or stress. Creating a real estate industry that is fair, transparent, and accessible to all, regardless of language barriers.

Office Location

4/F Nisso No.22 bldg. 1-11-10 Azabudai Minato-ku, Tokyo Japan (106-0041)
1-min walk from Kamiyacho station Exit1 (Tokyo Metro Line).

Our mission

1.Keep Learning

2.Look at the bright side of life 

3.Every problem has its solution

4.Our pride

5.For our next generation

Together we make a brighter future !