Yamamoto Property Advisory is a Japan-based boutique real estate advisory firm and fully licensed broker that specializes in identifying prime properties in Japan’s real estate market and securing them for foreign investors. We search out high-yield properties that offer great stability and security. We provide our clients from abroad and in Japan with a seamless, end-to-end property purchase experience, handling everything from consultation to acquisition to exit when the time is right.
Since 2010, Yamamoto Property Advisory has delivered premier results based on our clients’ conditions. We have a strong track record of working with high-profile clients as well as small businesses and individuals with high net worth. We value integrity and responsiveness.
What makes Yamamoto Property Advisory different from all the other boutique real estate firms in Japan ?
In one word; Quality.
We are in the business of creating a great real estate experience for foreign investors.
We find investment properties in growth market segments at the best prices and help you get into the market sooner.


We offer boutique agency services (for both buyers and sellers) to foreign investors and owners.
Our fee: Commission based brokerage fee at  3% + 60,000 yen + consumption tax
Our commission is at the statutory standard rate.


As investors of a residential building in Tokyo and Chiba city, my one to one consultancy service for private investors and home buyers is in strong demand.
The consultancy I offer is dedicated to helping foreign investors and home buyers find right properties in Japan.
It is tailored around client needs and can be done over the phone or by Skype, if distance is a problem.
By consulting with us, you get the benefit of access to all our knowledge from three decades of buying, selling and letting residential property as well as our extensive contacts with the experts in the real estate industry.
Fee for hands-on consultancy : 50,000 yen (about US$500) per two hours.
For more in-depth consultancy, we will provide the estimate upon initial interview.
The fee for in-depth consultancy is usually in the range of 200,000 yen to 300,000 yen per project.


a) Akiya (abandoned house) search service

We can provide consulting service for akiya investment.
Our fee to search akiya house is 100,000 yen (plus tax). Foreigners can buy a property (both land and building) in Japan without any special qualification. Akiya (abandoned house) are not widely listed. Usually they are circulated in a very closed and local network.
The Japanese government is not giving away abandoned houses (there are some articles in the media saying the government is giving away but it is not true)
They are very affordable but not free. (and they are usually very run-down)
If you buy a wrong property in a wrong location, your investment could be a disaster.
We will not search akiya for free.

b) Akiya (abandoned house) contract support support

300,000 yen + tax per contract
After you find a good akiya, you need to go through
all the transactions including due diligence, fixing the purchase contract, payment, tax, title registration, finding a local builder to renovate, finding a property manager, promote your property for leasing (if you want to rent out) . All the official documents are stipulated only in Japanese. We support the purchase process and renovation arrangement.


One unconventional type of investment is to buy abandoned houses—called ‘akiya’ in Japanese. These houses are very cheap, going for almost nothing. House flipping in the U.S. is usually viewed as a short-term strategy—buy and renovate a place, and then sell it at higher value. A flipper usually needs to get out in less than six months. In Japan, however, this is not a common practice.
As an alternative, I’d propose buying and flipping akiya into rental properties. These places are naturally very affordable, and we are teaming up with one of our business partners who is actively investing in akiya.


Teaming up with leading local lenders (mainly premium Japanese banks) means you receive experienced, professional assistance throughout the entirety of one of the most important decisions in your life.
They specialize in residential mortgage loans, investment purchases, refinances and renovation loans.


Real estate education is a great tool for making your decision.
We offer you a real estate and neighborhood tour to help educate you on the real estate market so you can make an informed decision based on the reality of the property and the neighborhood.

We also offer service :
・Residential houses and buildings acquisition
・Commercial buildings acquisition
・Unusual real estate opportunities such as hotels, hostels, vacation rentals (Airbnb), and abandoned and distressed properties

Kominka (古民家)-Japanese Old Folk House-