New Property Acquisition in Osaka
I'm excited to share some news: I recently purchased another small apartment in Osaka. This brings my total property holdings in Japan to eleven – one personal residence and ten investment apartments.
Loan Acquisition and Increased Credit Line
Last year, I had exhausted my available loan amount and no Japanese bank was willing to lend me more for real estate. However, because I consistently repaid my mortgages over the past year, my outstanding loan balance decreased slightly. Additionally, my income increased compared to the previous year. As a result, the bank re-evaluated my credit line and offered me a bit more this year. This newfound credit allowed me to purchase one or two additional apartments.
The Bank's Perspective on Debt
There's an old saying that when you owe the bank a little money, you're afraid of the bank. But when you owe the bank a lot of money, the bank is afraid of you. With mortgages on ten properties, I'm almost in the latter situation. While most people naturally dislike debt, even though I had available credit, I hesitated about taking on more debt for an eleventh property.
Rationale Behind the Investment Decision
After careful consideration, I decided that investing in real estate with my available loan terms was a sound financial decision. I deliberated for a couple of weeks before proceeding. There are two main reasons why I believe borrowing for real estate investment is a reasonable choice:
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Favorable Loan Interest Rate: My current loan interest rate is 1.45%, while Japan's inflation rate is 3%. This means my debt effectively shrinks over time due to inflation. A borrowing rate lower than the inflation rate is essentially earning money just by borrowing. Conversely, keeping money in a bank with an interest rate lower than inflation means losing money.
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Housing as a Basic Need: I am confident that real estate appreciation in major Japanese cities will outpace inflation. Even when inflation impacts consumer spending, people might cut back on non-essential expenses like entertainment, but housing costs are unavoidable. Therefore, real estate gains in major urban areas are highly likely to beat inflation, making it a better option than holding cash.
I have shared more detailed analyses in previous videos, which you can refer to.
Details of the Osaka Property
This video focuses on providing practical information about the property I purchased.
Location and Rationale for Choosing Osaka
I chose Osaka because there were few suitable properties available in Tokyo recently. Information suggests that Tokyo homeowners are less willing to sell, reducing the number of properties on the market. Having already invested heavily in Tokyo, I also wanted to diversify my portfolio and considered Osaka and Fukuoka. Personally, I prefer Fukuoka, but a suitable property became available in Osaka first. Real estate investment often depends on timing, so I decided to pursue the Osaka property.
Familiarity with Osaka
I know Tokyo real estate very well, from the prime locations to the less desirable areas. However, I'm less familiar with Osaka. I only know that Umeda and Namba are top-tier locations.
Property Specifics
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Location: The property is located a one-minute walk from Sakuragawa Station. I had never heard of this station before.
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Sakuragawa's History: The name "Sakuragawa" (Cherry Blossom River) evokes images of a river lined with cherry trees. Historically, there was indeed a man-made river used for irrigation with cherry trees along its banks. However, it was buried about 100 years ago to construct the Osaka city subway.
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Proximity to Namba: The property is also a six-minute walk from Namba Station, a major transportation hub and popular tourist destination. This proximity significantly increases the property's value.
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Importance of Location: Location is the most critical factor in my Japanese real estate investments. The short walk to Namba made this property highly attractive.
Demographic Considerations
While some areas in Osaka are experiencing population decline, five districts are showing significant growth: Chuo, Naniwa, Tennoji, Kita, and Nishi. The property is located in Naniwa, which is a positive factor.
Property Features
Despite the attractive location, I considered other factors:
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Layout: The apartment has a standard rectangular layout with a square balcony.
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Number of Units: The building has 78 units, which falls within my ideal range of 50 to 100 units. Too many units can increase competition for tenants and resale, while too few can lead to higher maintenance costs per owner.
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Orientation: The property faces west, which is less desirable than east or south-facing orientations.
Price and Rental Income
I found a comparable 1K apartment near Namba Station, with a similar age and size, listed for ¥18 million. The rental income was estimated at ¥62,000. The property I was considering had a similar price, was slightly smaller but newer, and had an actual rental income of ¥66,000. The higher rental income made it seem reasonably priced.
Investment Summary
Overall, the property has a prime location, a good layout, a suitable number of units, and a reasonable price. While the western orientation is not ideal, the other positive aspects outweigh this minor drawback.
Financial Details and Conclusion
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Purchase Price: ¥18 million
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Loan: I qualified for a full loan due to my permanent resident status, only requiring a ¥100,000 down payment.
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Bank: SBJ Bank (a Korean-affiliated bank) offered an interest rate of 1.45% due to a promotional campaign.
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Loan Term: 35 years
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Monthly Mortgage Payment: ¥54,000
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Total Monthly Expenses: ¥63,000 (including maintenance fees)
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Current Rental Income: ¥66,000
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Monthly Cash Flow: ¥2,690
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Annual Income: ¥32,000
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Annual Fixed Asset Tax: ¥61,000
After factoring in the fixed asset tax, I will need to contribute about ¥30,000 per year to maintain the property. However, considering the prime location and the minimal initial investment, I consider it a worthwhile investment. Other units in the building are being rented for around ¥69,000. Since the current tenant has been in place for several years, the rent is lower. Adjusting the rent to market value could increase the cash flow.
Final Decision
Based on all the information, I decided to purchase the property and have already signed the contract.
Call to Action
If you found this video helpful, please like and subscribe. I have also created a LINE group for discussing Japanese real estate investments. You can join by scanning the QR code on the screen or clicking the link in the video description.