Attention to Real Estate Brokers in Japan! 日本の不動産屋さん必見！

During my recent visit to Japan, I was able to talk to the Sales Rep for Japanese Real Estate.
Being located in the heart of Tokyo, he kindly shared his knowledge on how real estate buying and selling work in Japan. Basic concept is still the same as the ones I have seen in Hawaii, but surprisingly for referral, their pay out rate is pretty high and they can do a whole country wide search.
この度日本に訪れた際、日本の不動産業の方とお話ができました。お会いしたセールスの方がとても親切に日本の不動産業について教えてくださり、基本的にはハワイの不動産業とあまり変わりがないなと思った次第です。ただ驚いたのは、アメリカと違い、そちらの不動産屋さんでは北海道から沖縄まで国中の不動産を探せるということと、同じ業者の紹介料がかなり高いことです。

When I deal with Japanese buyers, their expectations are very high to be honest. Hawaii is a world famous paradise state, lots of people dream of living in. Because of the limited space, price gets higher even though it's not a newly built house/condo. You ultimately pay for the location, not really for the condition. Of course better condition ones with better amenities on site get higher price also.
日本の買い手の方々はハワイの物件に対する期待がかなり高く、ハワイは世界でもかなり求められる場所であることと土地が限られているため同じコンディションでも値段がかなり高くなるのはしょうがないと言えるでしょう。そのなかでもいいコンディションの物件はさらに高くなるものです。

There are many types of houses to consider. One might be the house that does a job(Providing a place to live without giving you a hardship), and other one might be the house that upgrade your lifestyle(Enjoy what Hawaii can offer, ocean view, enjoy more nature, prime location to be able to go other places in the world...) Then, finally it would be investment properties.
たくさん種類のある不動産ですが、その一つは「住むことに苦労しないお家。」バケーションハウスのような華やかさはなくても普通に住めますよっていうお家ですね。で、他のタイプではライフスタイルをアップグレードしてくれるお家。オーシャンビューであったり、場所的にとても便利なお家。さらには、投資家用の不動産。（貸し出しのしやすいもの）

Our company's focus is to find a place for YOU, so we start with consultation to make YOU realize what you really need, and if you need a further help on money management to get ready to be a buyer, we can help you with that too.
いずれの不動産であっても、私どものフォーカスはお客様です。常にカウンセリングから始め、その中でお客様が本当に必要なあるいは望みの物件がどんなものかを見つけ出します。家の持ち主になるためのプロセスのお手伝いもします。

E-mail me at hitomi@ipropertieshawaii.com to dig into what your needs/wants are.
メールでのカウンセリングも受けられますのでお気軽にメールでお問い合わせください。

First Time Home Buyers?
Check out Hawaii Home Ownership Center's downpayment assistant programs: www.hawaiihomeownership.org
初めてお家を買われる方必見情報。上のリンクをクリックしてください。ご質問は、hitomi@ipropertieshawaii.comまで。

Are you a broker? Ask me about our referral programs.
不動産業の方、紹介料プログラムございます。メールでお問い合わせください。

Ritz-Carlton Residence Broker's Open! リッツカールトンレジデンス ラグジャリーコンド 住宅展示場

At the Broker's Open for Ritz-Carlton Residence, we were able to learn more about what this fuss is about.
This top of the luxury condo will be built right behind Tiffany retail store at luxury row in Waikiki.
The developer is the one who made Trump Waikiki also (Irongate AZREP BW LLC).
リッツカールトン　レジデンスと呼ばれる期待のラグジャリーコンドミニアムのショールームに行ってきました。この新しくできるビルはワイキキのラグジャリーロウと呼ばれる高級ブランド店が並ぶエリアのティファニー宝石店の後ろに建てられる事が計画されています。
これはまた、トランプワイキキホテルコンドを作った同じ会社が建設します。

What is so special about this project? Prime location and all ocean view units, which will be surrounded by all the luxury retail stores and restaurants.
このコンドが特にすごいのはやはりワイキキの一等地であることと、すべての部屋がオーシャンビューになるように建てられることです。さらに周辺が高級ブランド店に囲まれ、有名レストランが３つ入る予定。

Pricing was actually not so bad. Starting from high in $500,000s. So far, sales is going really strong. It's been only a few weeks since it stated accepting offers, yet it has been already sold 75% of units.
値段的にも比較的抑え目で、５千万から始まっています。（現時点では小さめのユニットは完売）まだ発売して３週間目ですが、既に７５％のユニットが売られているようです。

                                          At show room (ショールームにて）

 　　　　　　　　　　Powder room model（バスルームモデル）

 　　　　　　　　　　  Living Room Model　（リビングルームモデル）

 　　　　　　　　　　 Kitchen Model（キッチンモデル）

 　　　　　　　　　　　　　　　Bath Room Model（深いバスタブにシャワー）

 　　　　　　　　　　　Kitchen Model（キッチンモデル）

 　　　　　　　　　　　Unit model pictures（ユニット完成予想写真）

 　　　　　　　　　　　Unit model pictures（ユニット完成予想写真）

 　　　　　　　　　　　　

 　　　　　　　　　　　Living Room Model（リビングルームモデル）

 　　　　　　　　　　　　　Ritz Carlton Residence Building Model
                                                   （リッツカールトンレジデンスモデル）
This new project, when will it be completed? It's projected to be completed in 2016. With low interest rate on home loans, it's really not a bad idea to purchase to lock-in the low interest rate for this brand new condo. We are not sure if it will operate as a hotel, but the lady at sales gallery implied that there might be an option to put it in hotel rental pool also, which means If you own as a vacation house, while you are not using it, you can rent it out. Trump Waikiki is charging around $450 per day for hotel guest. It can be a great investment property too.

この新しいコンドは２０１６年に完成予定。住宅ローンの利子率が低い今の間に購入した場合その低い利率で購入できるメリットはあります。ホテルとして使われる可能性もあるそうで、その場合は、バケーション用の購入であれば、使わない間はホテルレンタルプールに入れることもできます。トランプホテルが一日の滞在に＄４５０ドル以上なので、同じくらいの収入が予想されます。投資物権として購入するのもいいかもしれません。

There is another show room in Tokyo also. For details, e-mail me at hitomi@ipropertieshawaii.com
東京にショールームもございます。詳細はメールにてお問い合わせください。


Buying or Selling?
Consultation is always FREE! E-mail me at hitomi@ipropertieshawaii.com

Great for Business Owners! Kapolei's new community projects 自営業の方にお勧めのカポレイ最新コミュニティプロジェクト

With all the new condominiums being built up here and there in Honolulu, there is also exciting new community projects in Kapolei. Kapolei will be the 2nd biggest town in the near future.
たくさんの新しいコンドミニアムがホノルルにできる中で、将来ホノルルの次に大きな都市になりそうなカポレイのエリアに新しいコミュニティのプロジェクトが進んでいます。

Awakea at Mehana (Source: drhorton.com)

 

One of the new projects is called Awakea at Mehana, which provides, "Work-Life" units. Work-Life units are business/residence mix units where you can reside and operate your business. 2-3bedroom condominium town houses starting from high $300,000s.

そのあたらいいプロジェクトの一つが、「アワケア　アット　メハナ」と呼ばれるビジネス用としても使える住宅。２つあるいは３っつのベッドルームがあるコンドタウンハウスで、値段は４０万ドルを少し下回るあたりから。

 

This type of town house can be very ideal for business owners who would like not only to balance work and life, but also save money on additional space at some other place just for office/store. Of course, it depends of what type of business you have, yet for such a low price you can have both! House and Workplace!



この手のタウンハウスはビジネスを個人でされてる方にとても理想的。仕事と私生活をうまくバランスよく生かすことができるだけでなく、仕事用に別に物件を探す必要もありません。
ただもちろんある程度特定のビジネスに限られてくるかもしれませんが、それでも仕事用のスペースと住居を一緒に所有できるのはかなりお得です。

Just like all the new condo projects, it will be sold before it's built. Please inquire early enough so as not to miss your opportunity to own this unique house!
他の新しいまだ建てられていないコンドミニアム同様、このプロジェクトも早めにチェックされることをお勧めします。

We offer free buyer/seller consultation.
Please feel free to e-mail me at hitomi@ipropertieshawaii.com
住宅の売買について無料でご相談承っております。いつでも日本語でお気軽にメールにてご質問ください。メールアドレス：hitomi@ipropertieshawaii.com

How do you justify the price on maintenance fee? ハワイコンドミニアムのメインテナンスフィーの料金の定め方

As condominium buyers and owners, one thing that concerns most can be its maintenance fee.
Typically, it's said that well-managed building has appropriate rate on maintenance fee. It doesn't scare people who own the units or who are thinking of buying the units.
ハワイのコンドミニアムを買われる方又は所有の方の心配事の一つがメンテナンスフィー（所有者に別途にかかる維持費）。
メインテナンスフィーを決める要因はどれだけうまくビルの管理経営ができているかできまります。

Even if it's priced right, some condominiums are not desired due to high maintenance fee, which can become so close to monthly mortgage payment over time.
コンドミニアムのユニット自体の値段が適切であっても、メインテナンスフィーが高いと住宅ローンも含め月々の支払いがとても高くなってしまうことがあります。

On the other hand, some condominiums are very well-managed and keep the maintenance fee so low. I saw a unit with $300 range maintenance fee, which includes all utilities(Electric, AC, Water, Sewer, Cable)! This unit particularly has washer and dryer inside. So, you see how much possibly you save money on utility bills?
そんな中でも、管理経営が良いビルではメインテナンスフィーが比較的低く、ユニットによってはユーティリティー（電気代など）をメインテナンスフィーに含んでいるものもあります。
私が見てきたユニットの中で、メインテナンスの料金が電気代とケーブル代を含みユニットの中に洗濯機と乾燥機付きなんていうのもあります。

This condominium unit had multiple offers from buyers in a few days after it became available on the market. For a money saver on maintenance fee(Good purchase in general), it's critical to choose right Realtor to be on a look out for you.
このようなコンドミニアムはやはり人気があるのでたくさんの買いのオファーが来ているようですが、買い手の目で所有してから、お金がセーブできるような物件探しを手伝ってくれる不動産屋さんを選ぶのは大切ですね。

(Source: MLS listing)



Disclaimer: this content has nothing to do with the pictured building.





For buyers, it's recommended to make a list on what you would like to have in the building. Recreation room, Guest parking, Pool, Sauna, Gym, Resident Manager, Security Guard...and so on. Then, you can tell why maintenance fee is priced at certain amount.
Another thing is to get ready to write an offer when you find a "Good Deal" unit through your Realtor, which would be to get pre-qualified for a purchase in advance.
買い手としては、そのコンドミニアムのビルの中に何があって欲しいかリストを作るといいでしょう。（レクリエーションルーム、プール、サウナ、ジム、管理人、セキュリティーガードなど）
基本的にはたくさんアメニティー（共有のプールやサウナなど）があるほどメインテナンスフィーは高くなりますね。

そしてその中でいわゆる「掘り出し物の物件」を不動産屋を通して見つけたときには、すでに買いのオファーが出せるように、銀行からいくらローンが出してもらえるかの見積もりの紙を持っていたほうがいいでしょうね。

In Hawaii's Real Estate Market, there is always a change even if it's said there is low inventory(less homes with more buyers). Just like anything else we do in our life, continuous study will get us ready when the time comes. Either it's to be ready to be a buyer/seller/investor, let's start getting ready TODAY for your future.
現在のハワイの不動産状況は、買い手の方が売り手より多いため、「売り手市場」と呼ばれていますが、不動産だけでなく何をするにも将来に向けての準備が大切です。たとえ１年後２年後あるいは１０年後に家を持ちたい場合でも、今から少しずつ情報を学んでいくことはとてもためになるでしょう。

Hawaii Home Ownership Center offers buyer's education for FREE
Ask me for more details: hitomi@ipropertieshawaii.com

ハワイにバケーションハウス、投資物件、ご自分用の住宅をお探しの方、また、物件をお持ちで売りに出したいという方もお気軽に日本語でご相談ください。メールアドレスはこちら：hitomi@iproeprteishawaii.com

Selling/Buying homes?
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Featured newer condo: Pacifica Honolulu

Today, I am featuring this still new kaka'ako condominium, Pacifica Honolulu.

(Source: pacificahonolulu.com)

Pacifica Honolulu is built in 2011. Formerly known as Moana Vista, which was foreclosed and auctioned to be completely rebuilt by San Diego based developer, Oliver McMillan.

It is already attractive for its location, but the entertainment that this condominium can offer is simply amazing. Downstairs has popular Japanese Restaurant, Doraku. You can dine inside or outside. If you would like to just have a coffee and relax, you can go to the next door cafeteria, Blue Tree.

(Source: pafificahonolulu.com)

Inside amenities suggest total life style with very stylish and modern design. It has literally everything you can think of. Pool(of course), Jacuzzi, Lounging area, BBQ area, lawn area(maybe you can do yoga or picnic?), another BBQ area, Dining/Party area, Sauna, and another Lounging area! Then, Fitness room and Theater that you can have a movie night without driving to go to movie theater. As I passed through, everybody was so nice and friendly(That actually gives more points to this condo too!).

As popular as this condominium might be, the price is on the rise, yet still affordable. Available units are limited since this condominium is managed right and have a relatively lower maintenance fee considering all the features it has.

With so many different choices in Honolulu real estate condominium market, if you are looking for something that creates more than a home with all the entertainment conveniently located inside of the building, this condo is going to be a great choice.

Selling or Buying a home?
We offer a free buyer/seller consultation. E-mail me at hitomi@ipropertieshawaii.com

Chip in to support Hawaii Home Ownership Center! HHOC's 6th Annual Golf Tournament!

Hawaii Home Ownership Center is a registered non-profit organization which focuses on homebuyer education and foreclosure prevention in Hawaii. By year-end 2012, HHOC had helped over 950 families in becoming homeowners and/or with refinancing their homes.

Come out to be a part of this fun event on August 8th, 2013 at Peal Country Club!
For more details: www.hihomeownership.org

1st time home buyer? Ask me how I can save your money to get your home through down payment assistant programs and government grants! Consultation is always FREE! hitomi@ipropertieshawaii.com

Waihonua at Kewalo (Still available!)

With lots of developments going on, my broker and I visited another semi-luxury priced condo with true luxury project: Waihonua at Kewalo. Only one block away from Ala Moana Shopping Mall, walking distance to Ala Moana Beach, and easy H1 access. We have known this project for a while(Sales started end of 2011). They have a gorgeous model to show how it would look like when it is completed.

 

There has been already a couple of new condos around it, yet it is successfully designed to have views from every units according to the agent at Waihonua Sales Gallery.

When it will be actually ready? It's scheduled to be ready in April in 2014. Out of 341units, only 33units are available now. That also includes the lowest priced 2bed/2bath unit($693,280). All units left are more than 1000 sq.ft, comes with all the amenities(Gym, Pool, Theater, Club room, Visitor guest suites, Storage, BBQ area, Outdoor lounge, Spa). Now that I think about it, it's almost like living in a resort hotel. Only difference is that you won't be staying there for a day or two. You will be LIVING there everyday waking up to the gorgesou view! Another great thing about this project is that because this has been in production already, you won't wait too long to move in. This is another way of taking advantage of low interest rate on home loans.

First time home buyers?
We, iPropertiesHawaii offer buyer/seller consultation for free, contact me at hitomi@ipropertieshawawaii.com