Do I Need a Real Estate Agent or Can I Just Buy the Property I Want on My Own?
When people in Japan come across a house they like, many wonder: Do I really need a real estate agent, or can I just buy it directly from the owner? On the surface, skipping an agent might look like a way to save money. But the reality can be much more complicated.
More Than Just a Salesman
Many people think of a real estate agent as just a salesman trying to earn a commission. In reality, becoming a licensed agent in Japan requires passing a rigorous national exam that covers real estate law, civil law, and contract obligations. Agents are legally responsible if important information is not properly disclosed.
This is a serious business. Not using an agent simply to avoid fees can create major problems down the road. I’ve seen cases where buyers ended up unable to build their dream home because they purchased land that was unsuitable for development—forcing them to buy another property altogether. The risks are real, and the safety net that comes with a qualified agent can make all the difference.
📘 What Is the Takken Shiken?
The 宅地建物取引士試験 (takken shiken) is Japan’s national real estate licensing exam. Every year, around 200,000 people take it, but only about 15–17% pass. The test is notoriously tough and covers:
- Real estate law (宅建業法 / takken gyōhō)
- Civil law and contracts (民法 / minpō)
- Zoning, land use, and building regulations (都市計画法・建築基準法)
- Taxes and registration rules related to property transactions
Passing is just the first step. Licensed real estate agents (宅地建物取引士 / takken-shi) are legally responsible for ensuring buyers and sellers receive all required disclosures. If they fail to follow the rules, they can face heavy fines or even lose their license.
This is why a licensed agent is more than just a “salesman.” They are trained, tested, regulated, and accountable professionals whose livelihood depends on getting it right.
The Story: A Family, a Seller, and a Complicated Property
A young couple with three kids recently found what they thought was their dream home. The house belonged to a recently deceased owner. The son, who lives in the city, wanted to offload the building, the land, and perhaps some of the surrounding fields.
Sounds simple enough. But when we looked closer, problems immediately appeared:
- Ownership not updated: The property was still registered in the grandfather’s name. The son was not yet the legal owner.
- Multiple parcels: The property included two separate parcels of land. One parcel was registered as agricultural land, even though it was being used as a driveway and garage.
- Mismatch with the registry: The house described in the official registry was different in size and construction materials from the actual building standing there today. The son didn’t want to admit it was the same house because he didn’t want to pay the fees to register it properly.
If this couple had simply handed money directly to the son and then tried to register the property in their own name, they would have faced roadblock after roadblock—ownership disputes, land-use restrictions, registration issues, and more.
The Role of the Real Estate Agent
A lot of people think agents just “show properties” and collect fees. But in Japan, a trustworthy real estate agent plays a much deeper role.
An agent:
- Verifies legal ownership: Before any deal moves forward, we check that the person claiming to sell actually has the legal right to sell.
- Confirms land use and zoning: Agricultural land can’t simply be sold or built upon without proper procedures. What looks like a driveway may legally be farmland.
- Matches registry and reality: If the registered building doesn’t match what’s physically on the land, that can cause big problems later. Buyers need to know this before paying anything.
- Prevents costly mistakes: Without due diligence, buyers may pay for something they cannot legally own, use, or register.
This kind of legwork is not always visible, but it is essential. It protects the buyer from making what could be the most expensive mistake of their life.
Why Some People Avoid Agents
Many hesitate to use a real estate agent because they worry about extra costs. They think, If I do this myself, I’ll save money.
The truth? Skipping professional help can often cost much more. Hidden problems with land, zoning, or ownership are not things most buyers can fix on their own.
That said, not all agents are the same. Some skim over details, others aren’t upfront about problems, and some simply don’t care enough to protect the buyer.
Choosing the Right Agent
The key is finding someone you can trust—an agent who treats your purchase with the same care they would their own. Once you do, treat them well and let them help you. Buying property in Japan is not just about the house you see—it’s about the complex legal and practical framework behind it.
Don’t trust just any agent with your most important assets. Trust the one who has your best interests at heart.
👉 Takeaway: You can try to buy property on your own, but without a knowledgeable real estate agent, you may end up with headaches, disputes, or at worst case a property you can’t legally call your own.
