Harumi, Chuo-kuTrophy Asset · Built 2019
Park Tower Harumi
2LDK · 63.10 m² · Tsukishima Stn · 12 min
Investor Returns
If you buy at ¥154,800,000, here's what you keep.
The full picture for a foreign buyer — total acquisition cost, every tax, real net rental yield, and exactly what you walk away with after capital-gains tax if you exit in 3 or 5 years.
What you pay to acquire
- List price
- ¥154,800,000
- Brokerage (3% + tax)
- + ¥5,174,400
- Acquisition & registration tax
- + ¥5,418,000
- Closing (scrivener, stamp, etc.)
- + ¥1,083,600
Acquisition costs ≈ 7.5% of price
What it earns each year
- Gross rent (3.6%)
- ¥5,572,800
- Operating costs
- – ¥1,226,016
- Property & city tax
- – ¥464,400
- Income tax on rent
- – ¥792,783
Net yield 1.9% on all-in cost
The headline
Hold for the long term and the tax on your gain more than halves — from 39.6% at 3 years to 20.3% at 5.
Exit scenarios — what you actually pocket
- Net rental income (3 yr)
- ¥9,268,804
- Projected sale price
- ¥174,128,947
- Selling costs
- – ¥5,812,255
- Capital gains tax (39.6%)
- – ¥729,466
- Net sale proceeds
- ¥167,587,226
- Net rental income (5 yr)
- ¥15,448,006
- Projected sale price
- ¥188,337,869
- Selling costs
- – ¥6,281,150
- Capital gains tax (20.3%)
- – ¥3,165,223
- Net sale proceeds
- ¥178,891,496
Illustrative model only. Assumes all-cash purchase, 4.0% annual price growth, stabilised occupancy, and current Japanese tax rates. Capital-gains tax is short-term (39.63%) for sales within 5 years and long-term (20.315%) thereafter; long-term status requires ownership past 1 January of the year following 5 full years, so a sale at exactly year 5 may still be taxed short-term. Figures exclude currency movement and financing. Not tax, legal or investment advice — every mandate includes full due diligence and licensed advisory.
About the Asset
Park Tower Harumi
Part of the large-scale Harumi waterfront masterplan, this 2019 tower pairs resort-grade shared amenities with strong forward appreciation as the district matures. A balanced income-and-growth holding.
- Masterplanned waterfront
- Resort-grade amenities
- Balanced income + growth
- 2019-built, modern spec
Specifications
- Location
- Harumi, Chuo-ku
- Access
- Tsukishima Stn · 12 min
- Layout
- 2LDK
- Floor area
- 63.10 m²
- Built
- 2019
- List price
- ¥154,800,000
- Gross yield
- 3.6%
Interested in Park Tower Harumi?
Request the full data room — verified financials, building reports, and a tailored financing & structuring plan.
← View other assets