Do You Need a Consultation Company to Buy Property in Japan? Akiya vs Standard Homes Explained
- 1 day ago
- 4 min read
Buying property in Japan has become increasingly popular among foreign buyers, but one of the biggest points of confusion is who you should actually be working with.
Should you use a real estate agent?
Do you need a consultation company?
Or, are you being pushed into paying for services you don’t actually need?
The truth is, not every property purchase in Japan requires a consultation company, and in many cases, buyers end up paying ¥700,000 to ¥1,500,000 or more in extra fees that could have been completely avoided.
Do You Need a Consultation Company to Buy Property in Japan?
A common question we hear from buyers is: “Do you need a consultation company to buy property in Japan?” The answer isn’t the same for everyone, and understanding when you actually need one can save you a significant amount of money.
The short answer: it depends on what you’re buying.
If you’re purchasing a standard property (¥20 million and above), especially in major cities like Osaka, Tokyo, or Fukuoka, you typically do not need a consultation company.
These types of properties:
Are already structured and documented properly
Have active agents managing the sale
Are easier to process legally and logistically
In this case, working directly with a real estate agent is the best route.
At Omoroi Osaka, for example, we can:
Act as your direct agent
Or connect you with a trusted local agent
Guide you through the process without unnecessary extra fees
Why Buying Cheap Homes or Low-Price Akiya Is Completely Different
This is where things change, and where most buyers get confused.
Not all akiya (vacant homes) are cheap. There are akiya worth millions of dollars.
But when you combine:
Low price (under ~¥10 million)
With older, vacant, or rural properties
You’re dealing with a completely different type of transaction.
Here’s the reality most people don’t talk about:
Agents often avoid low-price deals due to very small commission
These properties come with higher risks (legal, structural, zoning, access)
Sellers often don’t fully understand the property themselves
Documentation can be incomplete or unclear
👉 Simply put:
The cheaper the property, the harder it is to find someone willing to help you buy it.
Why Consultation Companies Exist
A good consultation company can provide:
Translation support
Property viewing assistance
Contract guidance
Local representation
Help with utilities, insurance, and setup
Especially if you’re overseas, this support can make a huge difference.
And in the right situation, paying for that help makes sense.
The Problem: Not All Consultation Companies Are the Same
This is where a lot of buyers get caught off guard.
Over the past few years, there’s been a surge of:
New “consultants” with little to no real experience
Influencer-backed companies monetizing akiya trends
People who have bought one property… and now sell services
Recently, I had a client reach out to me while already working with a large consultation company.
They felt something was off.
They sent me their cost breakdown, and honestly, it was shocking.
They hadn’t even reached closing yet
They had never met the actual agent
They were only speaking with an assistant
And they were already over ¥800,000 in additional fees
By the time they close, they’ll likely be well over ¥1,000,000+ in extra costs, and that’s before optional services like utilities, insurance, or renovations.
That’s not normal.
Red Flags to Watch Out For
If you’re considering a consultation company, watch for these:
🚩 “You must go through us”
There are multiple ways to buy property in Japan. No one company is your only option.
🚩 Hidden or step-by-step fees
Charging you at every stage:
Initial fee
Viewing fee
Contract fee
Closing fee
Add-on “support” services
👉 This is how buyers quietly end up paying ¥700,000 to over ¥1,000,000+ extra
🚩 No direct access to the agent
If you don’t know:
Who your agent is
Or haven’t spoken to them directly
That’s a major issue.
🚩 Not actually based in Japan
This is a big one.
There are companies:
Operating remotely
With little real presence in Japan
Sometimes without even completing full transactions themselves
👉 You need someone on the ground in Japan
Why Many Agents Don’t Work with Cheap Properties
Let’s be real about this.
Most agents, especially foreign-friendly agents in cities like Osaka, Tokyo, and Fukuoka, are focused on:
Higher-value properties
Safer, more predictable transactions
Clients with larger budgets
Why?
Because:
A ¥100M deal can generate ¥2M–¥3M in commission
A low-price property generates very little
Cheap or older homes carry significantly more risk
From a business perspective, it makes sense.
But that leaves a large gap, especially for foreign buyers looking at cheaper properties.
When You SHOULD Use a Consultation Company
Using a consultation company makes sense if:
You’re buying under ¥10M
The property is older, rural, or vacant
You’re purchasing remotely
You need full support on the ground
In these cases, the added cost can be worth it, if the service is legitimate and transparent.
How Omoroi Osaka Handles This Differently
Here’s where we take a different approach.
We are:
Active real estate agents
Not only a consultation company
Actively involved throughout all transactions
✔ If your property qualifies:
We act as your direct agent→ You only pay the standard real estate agent commission.
✔ If it doesn’t:
We still support you, but:
Work alongside a local Japanese agent
Stay involved throughout the entire process
Provide real guidance, not just introductions
👉 You’re not being passed off and forgotten.
👉 You’re working with someone who understands both sides.
Final Thoughts
Buying property in Japan is not as complicated as some companies make it seem.
With the right support, it’s actually a straightforward process.
The key is understanding:
When you need help
When you don’t
And who you’re trusting with your purchase
Because the difference can easily cost you ¥700,000 to over ¥1,000,000+.
Comments