競売 / Court Auction · Kagoshima

志布志市志布志町内之倉字橋ノ口５３５番

Land. Case 令和08年(ケ)第2号.

Cannot bid 入札不可 · confidence medium

Do not bid. Farmland (地目田).

Minimum bid (買受可能価額) JPY 296,000, set by the court (民執法60条, normally about 売却基準価額 JPY 370,000 x 0.8). Implied open-market comp roughly JPY 528,571 to JPY 616,667 (売却基準価額 is about 0.6 to 0.7 of market).

The property

Type: Land · 土地
地目 · Land category: 田
用途地域 · Zoning: 都市計画区域外無指定

The numbers

売却基準価額 · Standard sale price: JPY 370,000
買受可能価額 · Minimum bid (×0.8, 民執法60条): JPY 296,000
買受申出保証金 · Deposit to wire before bidding: JPY 74,000
Floor area · Land area: — · 1838㎡

Cost on top of the winning bid

Certain baseexecution, agent, registration tax: JPY 170,000 to JPY 440,000

What the auction itself requires

agricultural · blocker

Farmland (地目田). Under 農地法第3条 a non-farmer cannot obtain the 買受適格証明書 from the 農業委員会, so a foreign buyer cannot legally bid at all. Hard blocker.

all cash

All-cash, no loan contingency. A deposit of JPY 74,000 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.

Location

地目 (land category): 田 · 用途地域: 都市計画区域外無指定

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: 2026-08-06
入札期間 · Bid period closes: 2026-08-13
開札期日 · Opening date: 2026-08-20

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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