Get Your Tokyo Listing
Independently Analysed
You found a property. Before making an offer, know what the data actually says: is the price fair? Is the yield realistic? Are there risks the agent didn't mention? Full independent report in 48 hours.
Everything in the report
One property. One flat fee. Delivered in 48 hours.
Deal Validation Report
You found a property you are considering. Before committing to an offer, you need an independent view: is the price supported by real comparables? Is the claimed yield honest? Are there structural issues the agent hasn't flagged?
We analyse the listing against our station-level database of 200,000+ harmonised transactions — not marketing materials, not the agent's chosen comps — and return a clear, written verdict in 48 hours.
- GRM benchmark from 200,000+ harmonised transactions — station median, P25/P75 distribution
- Rent stress-test: is the claimed rent supported by comparable listings?
- Cash-on-Cash model — 3 scenarios (conservative / base / optimistic)
- Deal Score relative to the station: where does this deal rank?
- Risk flags: structural, liquidity, vacancy, and regulatory signals
- Clear verdict: buy at this price / negotiate / pass — with reasoning
The cost of skipping this
Per year, per percent
On a ¥40M property, a 1% yield overstatement costs ¥400,000 per year in expected income that never arrives. Agents frequently use above-market rent assumptions.
Median overpay
An asking price 8% above the station median means overpaying by ¥3.2M on a ¥40M deal. Neither figure is visible from the listing page alone.
Cost of the analysis
$1,500 on a ¥40M deal is under 0.6% of the transaction value. If it catches a single pricing anomaly, the return on that fee is measured in multiples, not percentages.
What we analyse, section by section
GRM Benchmark
We calculate the GRM for your listing (purchase price ÷ monthly rent) and compare it to the current station-level median for the same layout category and age bracket, derived from our database of 200,000+ harmonised transactions. You see whether this deal is above, at, or below market — and by how much.
Rent Stress-Test
We verify whether the claimed rent is realistic for this station, layout, and building age. Sellers and agents frequently use above-market rent to inflate yield figures. We catch this.
Cash-on-Cash Model
Using your financing assumptions, we model Cash-on-Cash return over 10 years in three scenarios: conservative, base case, and optimistic. The full range of realistic outcomes — not just the best-case number in the brochure.
Deal Score & Risk Flags
A Deal Score (0–100) based on GRM position, layout quality, building age, walk time, and station liquidity. Structural risks flagged: pre-1981 seismic status, zoning, management fund balance, and vacancy signals.
Verdict
A clear, unambiguous conclusion: buy at asking / negotiate to ¥X / pass. The reasoning is explicit. We are not in the transaction — we have no reason to be anything other than honest.
Frequently asked questions
What information do I need to send?
The listing URL or the key facts: address (or station), asking price, current or estimated monthly rent, size in m², layout, building age. A photo or PDF of the listing is helpful but not required.
How do you calculate GRM?
GRM (Gross Rent Multiplier) = Purchase price ÷ Monthly rent. We benchmark this against the current median GRM for the same station, layout category, and age bracket — derived from our transaction database of 200,000+ harmonised sales records.
What if the listing has no rent data?
We estimate realistic market rent for that station and layout using our rent database. We show you the estimation range so you can judge the sensitivity yourself.
Do you work with listings outside Tokyo?
Yes — we cover Fukuoka, Osaka, and Kyoto at the station level. For other cities, contact us first to confirm data coverage.
Are you independent from agents and developers?
Completely. We do not earn commissions on transactions. Our only revenue is the analysis fee. There is no conflict of interest in our verdict.
What if I want to analyse multiple listings?
We offer bundle pricing: 3 analyses for $4,000. Contact us to arrange.
Send us the listing. Report in 48 hours.
No subscription, no commitment. One analysis at a time. We cover Tokyo, Fukuoka, Osaka, and Kyoto.