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Zagdim Reader Desk · Japan property valuation

Property valuation in JapanBroker’s price opinion or formal appraisal

When you need a Japanese property valued, the form of report differs according to whether you are setting an asking price, submitting a report to a bank or a court, or dividing assets within a family. The Zagdim Reader Desk first establishes the purpose and what the recipient requires, then shortlists suitable professionals in Japan.

Book a free 20-minute callSee what the service covers
Interior of a Japanese apartment
Who it is forOwners selling, reporting to a bank or court, or dividing family assets
Handled byReal estate appraisers, licensed brokers, certified tax accountants and lawyers
LanguagesEnglish or Japanese; other languages on request
Reader Desk feeFree of charge

Information checked: 29 October 2026

01 · ABOUT

What is the valuation for? Start with the purpose

A property valuation starts with its intended use. A broker’s price opinion (査定, satei) is a reference for setting an asking price. A formal real estate appraisal is prepared by a real estate appraiser (不動産鑑定士) under the Real Estate Appraisal Standards (不動産鑑定評価基準). The two differ in scope of work and in what the document can be used for.

JapanJapan

  • A clear valuation dateThe value is assessed as at a specified date and on specified conditions.
  • Complete informationTitle, current condition and tenancies are checked together.
  • Limits of the reportA valuation is not the price actually achieved.

Start with the purpose

Closest to your situation:

Preparing to sell

  • Suitable formA licensed broker’s price opinion, as a reference for setting the asking price. It is not a formal appraisal.
  • What to prepareProperty details, tenancy agreements and the terms on which you hope to sell.

Next steps

  1. Tell the Reader Desk where the property is and when you plan to sell

The recipient requires a formal report

  • Suitable formA formal real estate appraisal carried out as appraisal business, which must be performed by a real estate appraiser.
  • What to prepareThe recipient’s requirements, the purpose of the appraisal and the valuation date.
  • Tax useWhether it can be used for a tax filing is for a certified tax accountant (税理士, zeirishi) to confirm against the tax valuation requirements.

Next steps

  1. First obtain the report requirements in writing from the recipient

Dividing family assets

  • Suitable formDepends on how the assets are to be divided: a reference for agreement, or a formal appraisal. Where there is a dispute, a lawyer (弁護士, bengoshi) first confirms what evidence is needed.
  • What to prepareTitle, family relationships, and legal and tax requirements.

Next steps

  1. Say how many co-owners or heirs there are and what has been agreed so far

Source: Ministry of Land, Infrastructure, Transport and Tourism – “Real estate appraisal system”. Checked 29 October 2026.

02 · SERVICE

What do the professionals do?

Who charges what

What the Reader Desk does at no charge

Establishes what you need, sets it out in a written brief, shortlists and introduces professionals, and follows up until the introduction is made.

Professional fees

Quoted by the real estate appraiser or broker handling the matter once they understand your situation. If you engage them, you contract with, pay and receive receipts from them directly.

How payments flow

Zagdim does not charge readers a matching fee and does not handle payments for professional services. Providers quote case by case, and you contract with and pay the provider directly.

  1. 01Confirming the purpose

    The user of the report, its purpose and the document required are confirmed.

  2. 02Confirming information and scope of investigation

    Title, building, tenancy and on-site information is listed.

  3. 03Broker’s price opinion or formal appraisal

    The agreed work is carried out by the relevant broker or real estate appraiser.

  4. 04Report and its assumptions

    The result, valuation date, assumptions and limitations are explained.

03 · CASES

What are the limits of a valuation?

In every caseThe form of the report and the uses it can be put to should be confirmed before engagement. A valuation must not be treated as a sale price or a loan decision.

Apartment blocks and a pedestrian crossing on a residential street in Japan
A residential neighbourhood in Japan
Documents sorted with coloured clips beside a pair of glasses on a desk
Tenancy and management documents

04 · SERVICE PROCESS

From confirming the purpose to the report: who does each step?

Settle the purpose and the recipient’s requirements first, then engage a professional suited to that purpose.

English or JapaneseOther languages on request

  1. Confirm the purpose and report requirements

    You confirm the document required and the valuation date with the recipient.

  2. Assemble information and agree the scope

    You provide the property and tenancy information, and both sides agree the scope.

  3. Verification and valuation

    The engaged professional verifies the information and the site, and carries out the valuation.

  4. Explain the report and its limits

    The engaged professional explains the report’s assumptions and the uses it can be put to.

Not included

  • Any promise of a sale price
  • The bank’s lending decision or the court’s decision to accept the report
  • Automatic coverage of tax filings
  • Handling of title disputes

What you need to prepare

  • Registered matters and property details
  • Plans and information on the property’s condition
  • Tenancy agreements, income and outgoings
  • The recipient’s requirements
  • Purpose of the valuation and the valuation date

05 · TIME

How long does a valuation take, and what does it depend on?

The time needed depends on the purpose, the documents and the scope of on-site investigation. The completion date of the report is confirmed by the engaged professional.

What you can do in advance: confirm with the recipient the form of report required and the valuation date.

06 · FEES

What makes up the cost of a valuation?

Professional and service fees

  • Broker’s price opinionQuoted once your situation is understood(Whether a fee is charged must be confirmed with the broker engaged.)
  • Formal real estate appraisalQuoted once your situation is understood(By purpose, size, and scope of investigation and report.)
  • Tax or legal adviceQuoted once your situation is understood(Listed separately from the appraisal fee.)
  • Zagdim Reader DeskFree of charge(Consultation, clarifying what you need and shortlisting professionals)

A formal appraisal is quoted by purpose, size, and scope of investigation and report. Whether a broker’s price opinion is charged for must be confirmed with the broker engaged. Tax or legal advice is charged separately. Quotes, contracts and payments are handled by the professional concerned.

07 · EXPERTS & PROFESSIONALS

Which Japanese professionals value and confirm?

Depending on the case, different Japanese professionals are involved.

Real estate appraiser

不動産鑑定士 · fudōsan kanteishi

Carries out formal appraisals under the Real Estate Appraisal Standards and explains the conditions of the valuation and the limits on its use.

Licensed real estate broker

宅地建物取引業者 · takuchi tatemono torihiki gyōsha

Provides a broker’s price opinion before a sale as a reference for the asking price. It is not a formal appraisal.

Certified tax accountant

税理士 · zeirishi

Confirms tax valuation and use for tax filings.

Lawyer

弁護士 · bengoshi

Confirms the evidence needed for disputes, division of assets and court proceedings.

MATCHING

How Zagdim shortlists the right professionals

What you need
Zagdim Reader Desk
  • Clarifying the need
  • Matching providers
  • Follow-up at key points
The right professional

Zagdim Reader Desk

Establishes what you need · shortlists and introduces · follows up

No charge to readers

Professionals in Japan

Professional advice and handling

Quote · contract · payment · receipt

Can a valuation be arranged where the property is?

  1. You tell the Reader DeskWhere the property is, the purpose of the valuation and the recipient
  2. The Reader Desk checksWhether a real estate appraiser or licensed broker suited to the purpose can be arranged locally
  3. The Reader Desk repliesIf it can be arranged, we say which kind of professional will take it on. If no suitable provider is available for now, we say so plainly

08 · CONSULTATION

What happens next?

Zagdim Reader DeskFirst understand the situation, then shortlist the right professionals

Four steps after you get in touch

  1. Contact the Reader DeskArrange a call by WhatsApp or email.
  2. A written briefThe Reader Desk sets out the purpose, the recipient’s requirements and the property information. Once you confirm it, you agree to the introduction.
  3. Introduction to a suitable professionalBefore the introduction, the written quote, out-of-pocket costs and conditions for extra charges are confirmed with the provider.
  4. Quote and engagementYou read the quote and decide whether to engage. You contract with and pay the provider directly.

Before you get in touch, have ready the purpose of the valuation, the recipient’s requirements, where the property is and whether it is tenanted.

WhatsAppEmail the Reader Desk

The Zagdim Reader Desk handles contact and follow-up.

Send us your details

The more you tell us, the better the Zagdim Reader Desk understands your situation before we speak.

09 · FAQ

Property valuation in Japan: common questions

Is a broker’s price opinion the same as a formal appraisal?

No. A broker’s price opinion is a reference for setting an asking price; a formal appraisal must be carried out by a real estate appraiser to professional standards.

Can a takkenshi issue a formal appraisal in place of an appraiser?

No. The takkenshi (real estate transaction specialist) qualification alone does not permit work reserved to real estate appraisers.

Can a valuation be used directly for a tax filing?

Not necessarily. A certified tax accountant must confirm the tax valuation and filing requirements; a reference price for a sale cannot simply be applied.

In a dispute, who should confirm the purpose of the report first?

First ask the lawyer you have engaged in Japan to confirm the procedure and the evidence needed, then decide the scope of the appraisal.

Does a valuation always equal the sale price?

Not necessarily. A valuation is a judgement as at a specified date and on specified conditions; the sale price still depends on the terms of the transaction.

Can a formal report be produced from the address alone?

Usually not. Title, condition, tenancies and the necessary investigation material must be confirmed according to the purpose; the address alone is not enough.

Confirm the purpose of the valuation first, then arrange the report.

Book a free 20-minute call

Official fees follow the current notices of the Japanese authorities. Quotes, contracts, payments and receipts for professional services are handled by the professional concerned; neither the Zagdim Reader Desk nor the professionals guarantee that any application or review will succeed. This page is general information and is not legal or tax advice. Information checked to 29 October 2026.

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