How is the estimate calculated?
From MLIT’s record of actual sale prices of second-hand condominiums, we pick sales in the same city or ward with a similar floor area and year built, and multiply the median price per ㎡ by your floor area.
We use sales from the last 2 years (8 quarters), widening to 3 years when there are too few. Because prices have risen sharply in recent years, we do not use anything older than 3 years. Older sales are adjusted to the latest quarter using the price trend of that city or ward.
If you choose a building by name, we use the sales that appear to be in that building over the last 3 years (same town and year built). If there are fewer than 10, we add sales of nearby buildings of similar age and size.
The government data is published a few months late and its prices are rounded, so on its own it comes out lower than recent sales. We compare it every month with the recent sales we track and add the difference (the rate is shown with the result).
For tower condominiums (20 floors or more) chosen by name, entering the floor reflects the difference between floors: about 15% between the lowest and highest floors of the same building. Orientation, view and interior condition are not reflected.
Can I get an instant estimate for a house or land?
No. For houses and land we do not show an estimate; we research the property and give you a price in a full valuation.
House and land prices vary greatly with zoning, the width and frontage of the road, the shape of the plot and sunlight. Within the same town, land in a commercial zone can cost more than twice as much per ㎡ as land in a residential zone. Government transaction data alone cannot reflect these differences properly.
In a full valuation we check the official land prices, roadside land values, zoning and road access ourselves, and compare with nearby sales. You do not need to look any of this up.
What does a full valuation include?
On top of the instant estimate, we add recent sales from REINS, competing listings currently on the market, the building’s management and legal restrictions, and an on-site inspection, and give you a valuation report (PDF) with the supporting sales.
- We check comparable sales on REINS (the transaction database available only to licensed agents), including floor, orientation, road access and sale date
- We check the prices of listings currently on the market and of those that have not sold
- For condominiums we check the management rules, repair reserve fund and long-term repair plan; for houses and land, official land prices, roadside land values, zoning and road access
- We visit to see the building, the interior and the neighborhood (no office visit needed; we come to you)
- We explain online a “stretch price”, a recommended listing price, the price we expect it to sell for and a price for a quick sale, together with an estimate of your net proceeds
The valuation itself is free of charge. Our brokerage fee is payable only when a sale is concluded.
Will I get sales calls after requesting a valuation?
No. We contact you by email or LINE and never call you.
Unlike multi-agent valuation sites, your details are not passed to other companies. Only we handle your request.
How much is the brokerage fee for selling?
Our fee is half the legal maximum (1.5% of the sale price + ¥30,000, plus tax). If your home sells for ¥70 million, you save ¥1,188,000 compared with the legal maximum.
These rates apply to new inquiries received through this website, LINE or a personal referral. For properties we list ourselves on behalf of a seller or landlord (including on portal sites), the fee stated in that listing applies. Properties priced at ¥8 million or less are not eligible (a government notice allows a higher fee for this price band, so we explain the fee before the brokerage agreement).