競売 / Court Auction · Japan

村上市山居町二丁目３１８９番５

Land · ７ＬＤＫ · built 1989. Case 令和07年(ケ)第116号.

Avoid 回避 · confidence high

Avoid. In a landslide hazard zone, which restricts rebuilding, raises insurance, and is not fixable.

Minimum bid (買受可能価額) JPY 4,016,000, set by the court (民執法60条, normally about 売却基準価額 JPY 5,020,000 x 0.8). Implied open-market comp roughly JPY 7,171,429 to JPY 8,366,667 (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: ７ＬＤＫ
構造 · Construction: 木造瓦葺２階建
築年 · Year built: 1989 · 平成1年10月
地目 · Land category: 宅地
用途地域 · Zoning: 準工業地域

The numbers

売却基準価額 · Standard sale price: JPY 5,020,000
買受可能価額 · Minimum bid (×0.8, 民執法60条): JPY 4,016,000
買受申出保証金 · Deposit to wire before bidding: JPY 1,004,000
Floor area · Land area: 175.73㎡ · 132.24㎡

Cost on top of the winning bid

Certain baseexecution, agent, registration tax: JPY 240,480 to JPY 540,720
Modelled remediationasbestos / termite: JPY 1,057,190 to JPY 5,237,300

What the auction itself requires

eviction

Occupancy basis not classified; confirm the occupant and 対抗力 in the 物件明細書.

all cash

All-cash, no loan contingency. A deposit of JPY 1,004,000 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.

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

In a landslide hazard zone, which restricts rebuilding, raises insurance, and is not fixable.
Asbestos-containing materials likely (High Risk). A survey is legally required before any renovation.
Very high termite damage probability. Budget for treatment and possible structural repair.
Inside the MLIT maximum-scale (L2) flood map, the deliberately broad worst-case-rainfall layer. Context, not a building defect. Confirm the actual flood depth band before relying on it.

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

Location

MLIT-designated hazard zones at this location: Flood (MLIT L2), Landslide. Confirm the depth band on the official hazard portal.

地目 (land category): 宅地 · 用途地域: 準工業地域

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: 2026-07-13
入札期間 · Bid period closes: 2026-07-21
開札期日 · Opening date: 2026-07-27

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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