Recent content by emery_repairs

Language expectations are another missing point. Is the market research and transaction documentation produced in Japanese, another language, or both? That is better stated before people submit their location and experience, especially if applicants outside Osaka are being considered.

How old is the building, and is ¥249,100 the combined rent for both units or an assumption based on full occupancy? With a duplex, one empty unit can remove a large share of income at once. I’d model tenant turnover separately from routine vacancy, including the period between tenancies and any...

I disagree slightly on using the updating costs to justify the full discount. Unless defects are identified, some of that work may simply be your preference. Separate visible condition from desired modernisation. Offer ¥68.32m because that is your assessment of value, then use the inspection to...

For a purchase in Tokyo, what should a buyer request before deciding that an asking price is reasonable: comparable transactions, an explanation from the seller’s side, or both? I’m also curious whether the realistic negotiation limit usually comes from market evidence or simply the seller’s...

Before comparing percentages, are all proposals calculating the fee on the same amount, and are photography or other expenses payable if the studio does not sell? Also ask when the fee becomes due and what happens if a buyer withdraws. Those answers could make the cheapest proposal less cheap—or...

The argument that 113 days creates leverage makes sense, but I am not convinced the clock measures genuine buyer exposure. A property may be withdrawn and relaunched, or remain advertised while an unmotivated owner waits indefinitely. I would first trace each listing from its original launch...

There is another caveat: buying below the maximum does not guarantee lower first-year costs. A cheaper villa needing immediate work could consume the price difference. Compare each candidate on purchase price plus urgent inspection items and unavoidable move-in expenses, while still preserving...

I wouldn’t dismiss seasonality so quickly. One month can reflect which owners chose to list, not just what buyers preferred. Transaction volume matters here: stable pricing on thin activity tells a different story from stable pricing while many comparable homes complete. Without volume and a...

I would not automatically treat a high launch as a mistake. If this apartment has materially better condition or features than the apparent comparables, pricing from the average completed sale could leave money behind. Equally, the 21-day pattern alone does not prove the initial prices caused...

An enquiry can go cold while everyone is deciding who should answer it. For that reason, I would not choose the agent for this country home by counting the number of services in the proposal. A shorter package may be fine if the response and offer process are strong; a long list is of little...