競売 / Court Auction · Japan

都留市田野倉字政所４４３番１

Land · その他 · built 1976. Case 令和07年(ケ)第45号.

Caution 要注意 · confidence high

Workable, with real cost. Budget the certain base of JPY 943,700 to JPY 1,596,800 on top of the bid, and verify the risk drivers before you offer.

Minimum bid (買受可能価額) JPY 27,440,000, set by the court (民執法60条, normally about 売却基準価額 JPY 34,300,000 x 0.8). Implied open-market comp roughly JPY 49,000,000 to JPY 57,166,667 (売却基準価額 is about 0.6 to 0.7 of market).

The property

Type: Land · 土地
間取り · Layout: その他
構造 · Construction: 木造亜鉛メッキ鋼板葺２階建
築年 · Year built: 1976 · 昭和51年
地目 · Land category: 宅地
用途地域 · Zoning: 都市計画区域内未指定

The numbers

売却基準価額 · Standard sale price: JPY 34,300,000
買受可能価額 · Minimum bid (×0.8, 民執法60条): JPY 27,440,000
買受申出保証金 · Deposit to wire before bidding: JPY 6,860,000
Floor area · Land area: 210.26㎡ · 786㎡

Cost on top of the winning bid

Certain baseexecution, agent, registration tax: JPY 943,700 to JPY 1,596,800
If the occupant refusesforced execution 強制執行: JPY 65,000 to JPY 2,588,120
Modelled remediationasbestos / termite · seismic not yet modelled: JPY 1,160,780 to JPY 5,480,000

What the auction itself requires

all cash

All-cash, no loan contingency. A deposit of JPY 6,860,000 must be wired (振込) to the court before bidding, with full payment soon after. A non-resident cannot open a standard Japanese bank account, so funds and registration must route through a 司法書士 or agent under a notarised and apostilled power of attorney. You cannot self-execute. This handoff is mandatory.

eviction

Occupied by the debtor/owner. Removal via 引渡命令 (民執法83条, about JPY 500 to 2,000, issues in roughly one week, no 対抗力). Routine, but if they refuse, forced execution (強制執行) is the conditional cost below.

fefta

Post-acquisition report (外為法 Form 22) due within 20 days via BOJ to MOF (in effect from 2026-04-01 for all non-resident acquisitions), plus nationality disclosure at the 法務局 on registration.

Physical risk on the building

Asbestos-containing materials likely (Very High Risk). A survey is legally required before any renovation.
Very high termite damage probability. Budget for treatment and possible structural repair.
Pre-1981 (旧耐震), built to the old seismic code. A 耐震診断 and a likely retrofit apply.

Methodology: asbestos DOI 10.5281/zenodo.19625688 · termite DOI 10.5281/zenodo.19626972.

Location

地目 (land category): 宅地 · 用途地域: 都市計画区域内未指定

You cannot bid on this alone

A non-resident cannot open a standard Japanese bank account, so the deposit, the bid, and registration must route through a bilingual 司法書士 (judicial scrivener) or auction agent under a notarised, apostilled power of attorney. This handoff is mandatory, not optional.

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Auction schedule

入札期間 · Bid period opens: 2026-07-02
入札期間 · Bid period closes: 2026-07-09
開札期日 · Opening date: 2026-07-16

三点セット deep-read

The 三点セット deep-read reads the three court documents (物件明細書 · 現況調査報告書 · 評価書), translates them to plain English, and risk-flags occupancy, special conditions, encumbrances, the 評価額 valuation, and what a 司法書士 must still confirm.

Launching soon. The free verdict above already flags the legal walls (farmland, fractional share, occupancy, the all-cash handoff). The per-document deep-read adds the full court-document read on top, and is in final testing.

About this verdict

Yudane's keibai verdict is a desk screen from court-registry facts (build year, structure, location, occupancy, 地目), not a physical inspection or legal advice. It cannot confirm or exclude asbestos, termite damage, structural defects, occupancy 対抗力, or arrears. The scanned 三点セット (物件明細書 / 現況調査報告書 / 評価書) and Japanese counsel must confirm every figure before you commit funds.

Yudane keibai model 1.0.0 · derived from the BIT public registry, never republished · CC BY 4.0. The Japanese 三点セット (物件明細書 / 現況調査報告書 / 評価書) and Japanese counsel must confirm every figure before you commit funds.

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