Foreigner context
Japan-side expectations explained early.
Documentation, guarantor routes, landlord screening, financing assumptions, and transaction terminology are clarified before clients lose time.
Trust & Discretion
A private bridge into Japan's real estate process.
GAISAPP supports international clients before the search becomes public: brief clarification, bilingual coordination, licensed routing, and introductions when appropriate.
Advisory Framework
Roles are kept precise.
Private advisory requires clarity about who introduces, who executes, and which qualified professionals handle legal, tax, financing, transaction, and registration matters.
- Advisory brand
- GAISAPP
- Consulting partner
- Maruku Consulting
- Real estate execution
- Livmo / licensed parties where required
- Important Matters
- Explained by qualified transaction specialists where required
- Registration / closing
- Handled by qualified professionals
- Compliance position
- Regulated execution and specialist advice are handled by qualified professionals where required.
Why GAISAPP Exists
International clients need a bridge before they need a viewing.
Japan real estate decisions can fail before the property tour: unclear language, wrong assumptions about contracts, screening, financing, timing, or which licensed party must handle the formal step. GAISAPP is designed to make the path legible first.
Property evidence
Price context starts with official data.
Area and price assumptions can be checked against MLIT's public Real Estate Information Library before a shortlist is treated seriously.
MLIT official dataProfessional boundaries
Advice stays responsible.
GAISAPP can coordinate and clarify, while regulated real-estate execution and legal, tax, financing, and registration matters are handled by qualified professionals where required.
Since 2017
Foreigner support became property judgment.
GAISAPP began with practical support for foreigners in Japan. That context now informs premium rental, acquisition, and mandate conversations for international clients.
Operating Principles
Premium service is restraint, not noise.
GAISAPP should feel human, careful, and serious. The website now explains the trust structure more clearly for wealthy buyers, executives, owners, and funds.
Discretion
Private brief before public movement.
We avoid unnecessary exposure before the advisory route is clear and the right counterparties are identified.
Contract clarity
Important Matters are reviewed formally.
Licensed execution includes the required explanation of material property and contract matters before signing.
MLIT legal guidanceCoordination
English, French, and Japanese context.
Multilingual clarity helps clients understand nuance while keeping legal, tax, financing, and transaction matters with the right professionals.
Continuity
Built from years of foreigner support in Japan.
The advisory position comes from practical Japan-side support experience, not only from presenting premium imagery.