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Re: Interesting Properties in Japan

Posted: Fri Dec 28, 2018 8:06 pm
by Shizuman
LeeB wrote: Regarding PR: - It doesn't matter what the 'rules' are.......................
Yea? need to ingratiate myself then!
Im finding that with the whole farmers licence business here in my city, they are really bending over backward to get people to use the land. As long as we say we are assisting the land owner manage the field its fair game right now. Works out for everyone i think.

Re: Interesting Properties in Japan

Posted: Sat Jan 12, 2019 9:04 pm
by LeeB
A beautiful, sunny day here in Melbourne with perfect temps around 28C and light winds. A perfect summer day!!!!

So in consideration of it being winter in Japan, let’s head north to Hokkaido for a few properties.

Hokkaido is beautiful in summer and fall and I really like the place. Sapporo, though, is a little ‘small’ and maybe a little boring if you are from one of the bigger cities such as Tokyo or Yokohama and stay there for any extended period of time!!

First up is a really interesting property located across from Maruyama Park/Hokkaido Shrine and short walk from the Maruyama Park Subway station. This area is very nice and 4 stops from the center of Sapporo. The price is 1,650万円.

https://www.athome.co.jp/mansion/108358 ... ist_simple

The building is a low rise type of only three floors and has a huge 130 square meters of area. There is a balcony, but unfortunately it is so small as to be basically non-existent and I didn’t see any outside garden or terrace for the unit despite being on the ground floor.

The ‘mansion’ does come with its own sauna though for those nice cold Sapporo temps.!! Don’t know if you could afford to turn it on though……..

It also has a 風除室 to keep out the cold, but the kitchen is basically worthless. It doesn’t match the rest of the unit.

And now for the shocker, which is as I have stated, one of the biggest reasons not to buy one of these types of properties in Japan…………

If you bought one of the units in this complex, be prepared to go to the poor house as the fees will kill you. The 管理費等 comes in at a whopping 37,730円 per month to which you have to add another 32,500円 a month for the 修繕積立金, but you are not out of the woods yet. A parking space will set you back 20,000円 a month.

So just under 70,000 yen for the basic fees per month; 90,000 if you want to park your car there.

Ouch. Double Ouch!!

There was a unit in this building for sale way back in 2011, but I’m not sure if this is the same one.

(The web site doesn’t let me download photos so you’ll have to check them out there.)

So great location in a nice area and a big living space, at a reasonable price, but all those good points totally wiped out because of the huge carrying costs.


The next property is in/near the nice little city of Otaru.

https://www.athome.co.jp/mansion/696254 ... ist_simple

For the price of 798万円 or less than half of the previous property you can buy yourself 106.48m² of space.
Unfortunately, the property is smack dab in the middle between two train stations, so it is quite inconvenient from that point.

Fees are more ‘reasonable’ at 15,000円 for the 管理費等 and 修繕積立金 at 4,900円. (Way too low!!) Other fees are 共用電気代(およそ)2,600円、町内会費(年間)4,800円. So you’ll get hit with those as well. Parking is 8,000円/月.

The kitchen is a little small, but much better than the above property and has an unusual feature of having a balcony access. From the photos it appears that there might be an oven in the unit.

The unit has a nice ‘ocean view’, but is located next to the Ororon Line and then further down towards the ocean is the main train line so there might be some noise. It appears that the building the unit is in is elevated so there may or may not be a tsunami rick depending on the numbers.

Lot's of space for a reasonable price - a nice little holiday apartment in Hokkaido?

Re: Interesting Properties in Japan

Posted: Sun Mar 17, 2019 10:41 am
by LeeB
Looking at the various RE internet web sites in Japan is interesting and often a lot of fun. Once in a while you can find property that you’ve seen or walked by at one time or another and wonder “how much does that cost” or “what’s it like inside” or “what kind of views does it have”?

Unfortunately, it seems that most of these types of properties are Japanese ‘mansions’ or what others call ‘units’ or ‘condos’.

I don’t like the financial aspects of this type of property as the holding costs (maintenance fees and sinking fund/repair funds) are high and not under your control combined with the usual problem of a decreasing value over time for most of them.

You also have the ‘problem’ of what happens if and when an earthquake hits – not from a danger point of view, but from access to such things as electricity, water, NG, and even access to your property if on a high floor.

Also there is no way to have solar panels or grow your own vegetables or fruit.

With a house you can mitigate many of these problems.

Yes, certain types of ‘mansions’ do increase in value, but most of these are out of the price range for most people. And here we are talking about properties that sell for well over 100 million yen or more in the big cities and usually multiples of that. And of course once you get to that level of value the holding costs increase as well.

So, first up is a ‘mansion’ in Sapporo. If you’ve been to Sapporo you’ll probably have seen the building as it sticks out in the skyline.

https://www.athome.co.jp/mansion/100322 ... ist_simple

or

https://myhome.nifty.com/chuko/mansion/ ... _91008217/

The name of the building is プレミスト琴似スカイクロスタワー and the unit is on the 40階 it is a 4LDK with a whopping floor area of 163.64m². I think this could be called a typical ‘penthouse’ type unit. The balcony is 46.83m². (More on that later.) It appears that the fees are ‘reasonable’ for a unit this price and size at 33, 540 for monthly condo fees and 11,430 yen for the sinking fund fee. Parking is stated to cost 12,600 yen per month. (Probably a bargain for near downtown Sapporo.)

No doubt as the building ages and equipment needs to be repaired and replaced those costs are going to soar.

Anyway, the views are outstanding and the building is fairly new.

The price only 8,800万.

So what do you think?

Reasonable price for a unit like this?

I do always wonder though about balconies on Japanese buildings. Is there some design, cost, liability, legal, or cultural reason for most of the buildings having a stinking small ones that are in many cases basically useless? About the only thing one can do on them is hang the laundry or futon (If allowed!!!).

The ones we had at our apartment when we lived in Japan were big enough to hang the laundry and place the inverter for the AC/heating unit and that was about it. You couldn't actually sit outside at a table or on a chair as they wouldn't fit.

And then if there is one that you can actually use, in most cases you get charged an extra fee to use it!!!
My next post will show a property with a huge ‘sky terrace’.

Which brings us to the next property - in the next post.

Re: Interesting Properties in Japan

Posted: Mon Mar 18, 2019 6:23 am
by Zasso Nouka
That is some pretty spectacular views there.

I wonder about the balcony size, might it be because the kind of folk that favour apartments wouldn't actually use a larger balcony if one were available ? Or would they be inclined to fill it up with all sorts of junk they didn't want to keep indoors but also didn't want to throw out ?

Re: Interesting Properties in Japan

Posted: Mon Mar 18, 2019 7:00 am
by LeeB
A couple of beautiful days in Melbourne recently. Nice summer like temps during the day and cool fall like temps at night and early morning. Yesterday we had 9.6 - 29.9 C.

No rain to speak of which we need while Sydney is getting plastered with it.

For those of you that haven't been to Australia or lived here, one of the interesting aspects of life is that the sun is very strong and the UV index is usually quite high. You can get burned quite easily.

Unfortunately, that means lots of skin cancer as people used to (and still do) spend lots of time out in the sun and don't take the necessary precautions.

Never had that problem with the sun when I lived in Japan, but then maybe I was a lot younger.

So if you do like to spend time outdoors and live in a Japanese 'mansion' how do you do it? Well going to the parks is one way or if you had a nice big balcony, terrace, or roof top 'space' you could do it at home.

In another post I showed that nifty building in Atami built into the side of the hill with nice terraces/balconies.

Here is one in Sapporo.

I've tried to find a site that will let me save photos, but no such luck. So if you want to see the property you'll have to go to the web site before it disappears:

https://www.athome.co.jp/mansion/696740 ... ist_simple

The name of the building is D’グランセ宮の森. it is a 4LDK with a floor space of 150 square meters and a price tag of 5,750万円. So kind of expensive. Only one toilet in the unit though which is kind of disappointing for the size and price. The fees are:

管理費等: 18,750円
修繕積立金:21,660円
駐車場:20,000円/月

So about 5,000 less for the fees than the previous property which is much more expensive, but parking here is more expensive. Probably the developer,builder, or management company kept ownership of them.

The area is pretty nice around the mansion and there are only 14 units in the building. The total land area that the units sit on is shown as 4,225.73m² or about an acre or so. That is huge. Depending on the actual terms and conditions associated with the land ownership structure and details, these properties might actually be a good value even at the price.......................

The interesting point of this unit is that it has a huge 100 square meter 'sky terrace' which is accessed internally from the unit via a spiral staircase. No photos of the terrace are shown though.

Of course, for this extra area and benefit you have to fork out an extra 3,000 yen a month!!!

The web site has views from the unit both at night and during the day. Outstanding!!