en-beau-lo

### About the Founder My name is Toru Fujito, founder of En Beau lo Co., Ltd. I have been involved in real estate, international business, and property-related services in Japan for many years. Through my work with overseas clients and international partners, I recognized a growing need for reliable local support for property owners who live outside Japan. Many overseas owners face challenges such as property inspections, maintenance coordination, mail handling, communication with contractors, and managing inherited or vacant properties. Our mission is to provide practical and trustworthy support, acting as your local representative in Japan. Whether you own a family home, inherited property, vacant house, or investment property, we are committed to helping you protect and maintain your asset with confidence. We provide support in English, Chinese, and Japanese, ensuring smooth communication and efficient local assistance across Japan. I look forward to assisting you and helping you care for your property in Japan.

⁠Illustration of a wooden desk with Japanese tax notices, official envelopes, a bank passbook, a hanko seal, and a calculator.⁠

2026/11/6

Can you avoid appointing a tax representative in Japan? Only for part of the bill

Can you avoid appointing a tax representative in Japan? Only for part of the bill Some Japanese municipalities will excuse an overseas owner from appointing a tax representative for local property tax. It is a real option, and it is narrower than it sound ...

⁠An interior-outdoor illustration of pre-purchase due diligence at a traditional Japanese house, where an overseas buyer and a property specialist review maps, zoning documents, and floor plans at a wooden table on a porch, while other buyers and agents examine the building with an inspector on a ladder, alongside open access hatches, and a surveyor measuring sloped terrain in the background.⁠

2026/11/7

What to check before you buy in Japan

What to check before you buy in Japan The questions that decide whether a Japanese property is worth buying, and which office holds each answer. Most of them are free to ask and almost none of them are volunteered. Japanese property is unusually well docu ...

⁠An interior-outdoor illustration of a traditional Japanese office where a property manager reviews paper mail, tax documents, and a passbook on a cluttered wooden table with an overseas owner looking at a laptop, while outdoor maintenance on a sloped hillside is visible through open sliding doors.⁠

2026/11/7

Owning Japanese property from another country

Owning Japanese property from another country Completion is where ownership starts. Tax, insurance, liability and maintenance all run from that day onward, in Japanese, by post, to an address in Japan. Japanese systems assume the owner is reachable here. ...

An outdoor illustration of a rural Japanese hillside village (satoyama), where a foreign buyer couple and a property specialist with a clipboard walk along a path to inspect an aged kominka house, with other vacant houses, terraced fields, and an inspector checking a stone retaining wall in the background near a parked light utility van.⁠

2026/11/7

Akiya, kominka and rural property in Japan

Akiya, kominka and rural property in Japan Japan has millions of empty houses and they are cheap for reasons that are knowable in advance. Knowing which reason applies to a particular one is the whole exercise. A seller offering a house at the price of a ...

⁠An outdoor illustration of a Japanese hillside property, where a surveyor on a terraced road uses a tripod transit, while on a lower level an inspector measures a high concrete retaining wall with weep holes as another specialist points out slope features on a map for an overseas buyer near a traditional house and tiered fields.⁠

2026/11/7

Ground, slope and what holds the land up

Ground, slope and what holds the land up How a Japanese site behaves depends on ground nobody photographs. Elevation, slope, whether the land was cut or filled, and the condition of whatever is retaining it. Overseas buyers look at aerial photographs and ...

⁠An outdoor illustration of a natural disaster risk assessment on a rural Japanese hillside, where an inspector points to features on a large color-coded hazard map spread across a mini-truck's flatbed for an overseas buyer, while surveyors inspect a concrete retaining wall and steep sloped terrain near a traditional house and a natural stream.⁠

2026/11/7

Disaster risk, and what is actually disclosed

Disaster risk, and what is actually disclosed Japanese agents must show you where a property sits on the flood hazard map, and whether it lies in a designated landslide or tsunami alert zone. Liquefaction and earthquake hazard carry no duty to explain at ...

⁠An interior-outdoor illustration of a traditional Japanese office, where a real estate specialist and assistant review parcel maps, floor plans, and important matters explanation documents with an overseas buyer couple around a large wooden table, while surveyors on the outdoor slope are visible through open sliding doors.⁠

2026/11/7

How Japanese property transactions actually work

How Japanese property transactions actually work Who is paid by whom, at what point, and what that means for the person who cannot read the documents. Written by a licensed transaction specialist whose company is not paid on the sale. Japanese brokerage h ...

⁠A split-screen illustration contrasting official hazard map disclosure in Japan with actual on-site risks. On the left, a licensed broker seated in a traditional office formally shows a colorful flood hazard map to an overseas buyer couple, with overlay callouts of approved stamps. On the right, the actual unmapped hillside property is shown, where a surveyor inspects steep slopes marked with invisible question marks, alongside an unreinforced retaining wall, an active river, and a traditional house under landslide threat.⁠

2026/11/7

Japan’s hazard maps: what your broker must show you, and what they don’t

Japan’s hazard maps: what your broker must show you, and what they don’t Since 2020, a Japanese agent has been legally required to show you where a property sits on the flood hazard map. Landslide and tsunami are covered only as to whether a f ...

⁠An editorial illustration of the tax representation process for overseas property owners in Japan. On the left, a team in a traditional Japanese-style office works with an agent, analyzing separate paperwork labeled National, Prefectural, and Municipal. On the right, a stressed foreign owner attends a video call on his laptop, while dotted flowlines and a 20.42% withholding tax sheet connect him to the Japanese administrative files and tax offices shown in the background.⁠

2026/11/7

Owning property in Japan from abroad: the tax paperwork nobody mentions

Owning property in Japan from abroad: the tax paperwork nobody mentions You may need three separate tax representative appointments in Japan, not one. And if you rent the property out, a fifth of the rent may never reach you. It goes to the tax office bef ...

A split-screen illustration of the urgent communication between Japan and abroad. On the left, a Japanese representative in an office examines a newly arrived official tax notification with a hanko on her desk, while on the right, an overseas owner looks at a laptop and paper with concern, with a visual flow of mail and a calendar with a tight two-week deadline connecting them.⁠

2026/11/7

The bill that arrives five months after you thought you were finished

The bill that arrives five months after you thought you were finished A completed purchase, a registered title, and nothing left to do. Then a letter reaches somebody else entirely, with two weeks left on a deadline the owner has never heard of. This is o ...

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