Working with a Japanese real-estate agent
Agency roles, representation, commission, conflicts, and licensing.
Ask who the agent actually represents: the listing broker may represent or economically depend on the seller, dual agency and direct dealing create conflicts, and commission is subject to a statutory maximum — verify the license before you pay anything.
Key points
- Ask who the agent represents and whether dual agency or direct dealing exists.
- The listing broker often represents or depends on the seller economically.
- Brokerage commission is subject to a statutory maximum.
- Verify the license and any administrative actions before paying.
Whose side is the agent on?
Most brokerages are commission-based, and the listing broker may represent or economically depend on the seller — so their incentives are not automatically aligned with yours. Ask directly who the agent represents, whether they are acting for both sides (dual agency), and whether they have a direct interest in the sale. A property portal or an "English website" does not tell you whether a company is a broker, a media/referral business, or a property manager, so establish the relationship and incentives before you rely on the advice.
Commission and licensing
Brokerage commission is subject to a statutory maximum that depends on the price and transaction; for conventional prices it is commonly calculated with the permitted simplified formula plus consumption tax. New developer properties bought directly from the seller often carry no buyer brokerage, but confirm the transaction structure. Before paying anything, verify the company’s license and any administrative actions through MLIT and prefectural licensing records — this is free, and it confirms you are dealing with a legitimate, disciplined broker.
Key points to carry away: Ask who the agent represents and whether dual agency or direct dealing exists; The listing broker often represents or depends on the seller economically; Brokerage commission is subject to a statutory maximum; Verify the license and any administrative actions before paying. Use the linked guides and calculators for the full decision, and confirm anything material with the lender, a licensed broker, a judicial scrivener, or a tax accountant before you act.
Who this is for
- Buyers engaging an agent
- Anyone checking a broker’s incentives
What this is not
- A recommendation of a specific agency
- An English website does not mean independent buyer representation; verify the license and whose side the advice is on.
Frequently asked questions
What is brokerage commission?
Compensation paid to a licensed broker, subject to a statutory maximum based on price and transaction.
Do new developer properties have buyer brokerage?
Often no when purchased directly from the seller, but confirm the transaction structure.