競売 / Court Auction · Miyazaki

東臼杵郡門川町西栄町一丁目２番１１

Land · その他 · built 1969. Case 令和07年(ケ)第86号.

Avoid 回避 · confidence high

Avoid. Friable (sprayed) asbestos likely, given pre-1988 steel/RC construction.

Minimum bid (買受可能価額) JPY 6,189,600, set by the court (民執法60条, normally about 売却基準価額 JPY 7,737,000 x 0.8). Implied open-market comp roughly JPY 11,052,857 to JPY 12,895,000 (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: 鉄骨造スレート葺２階建
築年 · Year built: 1969 · 昭和44年5月
地目 · Land category: 宅地
用途地域 · Zoning: 第一種住居地域

The numbers

売却基準価額 · Standard sale price: JPY 7,737,000
買受可能価額 · Minimum bid (×0.8, 民執法60条): JPY 6,189,600
買受申出保証金 · Deposit to wire before bidding: JPY 1,547,400
Floor area · Land area: 291.6㎡ · 534.26㎡

Cost on top of the winning bid

Certain baseexecution, agent, registration tax: JPY 305,688 to JPY 638,532
Modelled remediationasbestos / termite · seismic not yet modelled: JPY 2,530,000 to JPY 11,680,000

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 1,547,400 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

Friable (sprayed) asbestos likely, given pre-1988 steel/RC construction. Specialist abatement runs into the millions of yen.
In a designated tsunami inundation zone, a location risk you cannot remediate.
Very high termite damage probability in an aggressive Formosan-termite zone. 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

MLIT-designated hazard zones at this location: Tsunami. Confirm the depth band on the official hazard portal.

地目 (land category): 宅地 · 用途地域: 第一種住居地域

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: 2026-06-25
入札期間 · Bid period closes: 2026-07-02
開札期日 · Opening date: 2026-07-09

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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