Investment in New-built property in Japan 日本への新築不動産への投資

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114423_10963780A few weeks ago, when I came back to Japan, I participated in a Real estate investment seminar by chance. The speaker invests in New-built property in Okinawa in a quite interesting way. I want to introduce you that which is useful reference for Real estate investment in New Zealand.

First I am going to explain some little about Japanese Real estate.
In 2015, the number of annual new-built home is 800,000 and 200,000 for demolition, therefore the difference 600,000 houses are increasing every year. However the population of Japan has been decreasing. On the other hand, new apartments in Tokyo are sold before the construction. In regards to finance, mainstream is Full-loan with no need of a down payment. And the interest rate is only 1-2% so it would sound like nothing for people who live in New Zealand. Regardless to say, it is a buyers’ market and in fact it becomes cheaper to buy a house than to rent.

Meanwhile, the lecturer bravely carries out construction of new builds and succeeds in no-vacancy property management meeting local needs in Okinawa (it’s like Queenstown in NZ?).
He practices the fundamental principle of Real estate investment, “Location, Location, Location!” with extremely simple and honest.

The basic reasons why he prefers to specialise in New-builds are below;
・It enables to plan popular layouts in popular areas.
・It enables to use the longest loan and special agreements of New-builds.
・There mostly cannot be repair cost.
Occupancy rate is the First, not focusing on only the yield.
・It enables to aim at Capital gain – In Japan it’s impossible for existing homes.

Using those ways he solidly operates the Real estate, and to match society needs as much as possible and also to increase the profitability, he diverts the unit as a Monthly rent unit, and disperses the risk by investing in properties for US army and military base. He always wants evolution.

Here in NZ, recently the awareness of living environment increases and the Real estate investment intensifies. It is essential that owners need to provide better living environment and to improve the long-term consolidation of profits. So I think that we can learn many things from the Japanese Real estate battle.

 

【Japanese】
先日、日本へ帰った時に縁があり、不動産投資セミナーに参加した。スピーカーは沖縄で新築不動産投資をしている方で、なかなか面白い投資手法で投資をしていた。ニュージーランドの不動産投資へも参考になる部分があるので紹介したい。

まず、日本の不動産事情を知らない方のために少しだけ説明します。
2015年の年間新築個数は80万戸、そして取り壊し20万戸、差額である60万戸が年々増加となっている。しかし日本の人口は減少をしている。反面、東京の新築マンションは建設前に完売になったりしている。融資面では、銀行ローンは頭金がいらないフルローンが主流。そして、金利は1%-2%というからニュージーランドに住んでいる人からみたら金利は無いようなものともいえる。当然のことながら、買い手有利の市場、賃貸より家を購入したほうが安いという現実がある。

その中で、場所も沖縄(=ニュージーランドだとクイーンズタウン?)で新築不動産を建設を勇敢に行い、しっかりと地域のニーズを活かして満室経営をしている方のセミナーだった。

スピーカーの不動産投資に対する基本概念は「立地、立地、価値」という不動産投資の基本概念を愚直なまでに実践している。下記の理由をベースに新築専門にこだわりを持つ。
新築物件のこだわり内容は

人気のエリアに人気の間取りを企画できる
最長ローン、新築特約などが利用できる。
修繕コストがほぼない
利回りばかりを考えず稼働率を第1に
・新築はキャピタルゲインが狙える。(日本の場合、通常中古は無理)

などを実践して、盤石な運用をしているが、少しでも社会のニーズにマッチしてかつ、
収益性をあげるためにマンスリーマンションへの転用などをしたり、アメリカ軍人向けの住宅への投資、軍用地への投資なども分散して行っており。常に進化を求めている

ニュージーランドも最近は、住環境意識が高まり、不動産投資激化などがあり、家主側はよりよい住宅環境の提供、収益長期健全化などを向上をすることは必須だろう。そのため、不動産投資激戦の日本は勉強になる部分が大いにあると思う。

Author

おか部 雅彦
おか部 雅彦Japan homes Directer
Born in Japan in 1973. At University I learned Japanese History.

After graduation, I worked at a major Dental material company as a top salesman. In 2002 I firstly set my foot on land in New Zealand, and have started to engage in NZ Construction firm since 2004. From the 8 years' experiences at construction sites and sales experiences in Japan, I devote myself to satisfy customers from consultation to construction and after care services.

Within the first 4 years after the foundation, half of Japan Homes' customers were similar ages of mine. So that their life environment such as a number of children were also similar to mine therefore I was able to understand the customers' situations and wants more. Meanwhile there are also many customers of my father's generation, which is always appreciated because I can learn lots of good things from them.

We try our best to provide services that you satisfy, such as schedule, quality and after care service.

"I can trust you with any projects." "You are the man who I can rely on when I am in trouble." I enjoy working to get these words more times and to create as more smiles as possible.

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