Build long-term wealth, and pay less tax.
We help foreign professionals in Japan buy quality property in Tokyo and Osaka.
What you can expect as our client
Figures across our current client portfolio.
Figures are averages from past clients.
What we do
Support from the first conversation to the annual tax return.
Building assets
- Quality property in Tokyo and Osaka
- Property management
- Guaranteed rent, as an option
- Depreciation reports
Getting it done
- Tax return support
- Support in English, Chinese and Japanese
- Competitive bank rates
- Bank interview preparation
- Paperwork support
Included as well
- Permanent residence and visa referrals
- Quarterly investor events
- Tax seminars
- Exit and resale advice
- Home loan application support
- Dependent and furusato nozei deductions
- NISA support
Four reasons people invest
Rent is only one of them.
A second income
Stable rent each month.
Tax benefit
An annual tax refund.
Life insurance
The remaining loan is written off.
Other benefits
Capital gain, and inheritance tax benefit.
Why Japan, and why now
Land prices have risen for ten years.
Tokyo and Osaka land prices, 2015 to 2025
Average published land price, ¥ thousands per m²
Land price increase
What makes it work
- Banks may lend up to 100% with permanent residence.
- Borrow at around 2% to buy a rising asset.
- The tenant pays down the loan.
Source: annual average published land price for Tokyo and Osaka.
The tax problem, and how property helps
Above ¥18M of income, the marginal rate peaks.
Each bar is one income level. The brass part is the tax, and the percentage on it is the tax rate.
How the deduction works
Rent income − expenses = accounting loss on the property
Salary income − accounting loss = lower taxable income
Depreciation is a paper expense.
Expenses you can deduct
Each expense must relate to the property.
How much can you borrow
Investment loans are usually 10 to 16 times your annual income.
Illustrative only.
Partner banks
Tokyo Star, AEON Housing Loan Service, Kiraboshi, SBJ, Mizuho, SMBC, Chiba and 3 more.
We prepare you for the bank interview.
Our process
Four to eight weeks from the first conversation to settlement.
We look at your income and what you can borrow.
Strategy, retirement plan, tax schedule, cash flow and risk review.
Shortlist, loan applications and bank interview preparation.
Settlement takes two to four weeks.
How we choose a property
We say no to most of what we see.
Location
Within a 10 minute walk of a major station.
Area
Tokyo 23 wards and Osaka central 6 wards.
Quality
Reinforced concrete, property age within 15 years.
Growth potential
Areas with infrastructure investment coming.
Off-market access
First look before they are listed.
Predictable risk
Risk we can measure and control.
The new earthquake design standard came into effect in June 1981.
Two client stories
One with permanent residence, one without.
Engineering manager, age 40
The monthly cash flow is negative on purpose.
Starting without permanent residence
You do not need permanent residence to start.
Three properties we sold
We check rent comparables, vacancy risk, repair costs and resale.
Tokyo central, Shinjuku area
Tokyo new build, first owner, Kita ward
Osaka central, Chuo ward
Estimated values are our own estimates.
What it costs
Our consulting is included in the standard brokerage fee.
What you pay
¥200,000
Plus consumption tax, for paperwork.
What is included
- Tax simulation before you buy
- Asset building plan before you buy
- Bank interview support
- Deal underwriting and risk review
- Long-term portfolio reviews
- Annual tax return coordination
You pay what a regular agent charges, and you get an investment team.
Compared with other assets
Based on the engineering manager case above.
Annual return
Use of leverage
Tax benefit
Cash flow
What you hold
How wealth builds
Property is less liquid than shares or savings.
About Xuling Wang
Senior Manager, sales team, Post Lintel Co., Ltd.
Xuling joined Post Lintel in 2021 as sales staff and is now Senior Manager.
Background
Master's degree in social systems engineering from the University of Tsukuba.
Who she works with
Foreign professionals working in Japan, usually earning ¥10M or more a year.
Languages and qualifications
Japanese and Mandarin at native level, and English for business.
How she works
She is a foreigner in Japan herself.
Next step, let us run your numbers
Book a 30 minute strategy session.
- Your withholding tax statement
- Your visa status, and any loans you already have
- What matters most to you
Document checklist
Open this when you are ready to apply. Tick each document as you collect it. You do not need everything on day one.
The documents you need, in order 19 items, plus a few extra ones only if they apply to you
Three documents. These let us check what you can borrow.
Sixteen items. Xuling prepares the first two. The tag on the right shows where to get each one.
Open only the block that matches your situation. These are not counted above.
You already own an investment property or have a loan
You own the home you live in
You rent, or you live in company housing
Send everything to xwang@post-lintel.com, or upload it to the shared Google Drive folder. It is normal to have questions about Japanese paperwork, so ask Xuling whenever you are stuck.
This checklist is general guidance. The bank may ask for other documents in your case.