Who’s Who
in Real Estate and Property Services in Japan // 2009
The Lay of the Land of the Rising Sun The Chamber brings together the range of expertise that defines the synergy required in real estate development and acquisition.
T
he Architecture, Construction and Real Estate Committee
helping companies improve their sales and operational success
of the American Chamber of Commerce in Japan hosted
through more effective cross-cultural communication.
a planning event back on February 26. Besides coming
An important component in choosing the most appropriate
up with topics to broach in the coming year, the gathering
office space is how best to configure the layout and properly install
proved to be a great opportunity to network within the ACRE
the appropriate ERP setup. The Information, Communications
family—from vendors and real estate agents, to architects
and Technology Committee of the ACCJ presented “Winning in
and engineers— and discuss life in the new economy.
the New Reality – Driving Clarity into your Business to Survive,” on
On June 25, the ACRE held a seminar entitled, “The Real Estate
June 19. A down economy creates ample opportunities—from
Market, Whither from Here? Perspectives from a Lender, an
distressed assets, to the possibility of acquiring customers of
Investor, and a Developer.” The panel of true and tested Japan real
fallen competitors. Today, businesses need to proactively seek
estate experts shared their perspectives on the current real estate
ways to turn the current crisis into opportunities so they will
market and what they perceived for the future. Hiroo Mori, Senior
be best positioned when the rebound occurs. Presenter Garrett
Managing Director of Mori Building, gave his view of this major
Ilg, President and CEO of SAP Japan, addressed how the global
Japanese developer. Doug Smith, Managing Director at Deutsche
business landscape has changed and how companies can use
Bank, provided the lender’s view, while Steve Bass, Managing
technology as a tool to successfully see their way through these
Director at CB Richard Ellis Investors, took on the foreign investor
challenging times. A long-term Japan and IT veteran, Garrett
perspective. All panelists are true veterans of the Japanese real
brought with him a wealth of experience in the IT industry, and
estate market and stakeholders—not merely commentators
deep knowledge of both software solutions and the Japan market.
or critics. The 1:1000 scale model of Minato-ku, which was specially created to study and show the impact of the proposed
Now more than ever, the real estate industry here makes economic sense.
Tokyo Olympic (2016) sites, was on display where the event took place, on the 12th floor of the Mori Tower in Roppongi Hills. Real estate in Tokyo certainly demands exceptional negotiating skills, whether purchasing land, renting space or developing the property. The B2B Sales Committee of the ACCJ hosted “Bridging Cultural Gaps for Sales Success with Japanese Customers,” on June 22. The following scenario was proposed. You’ve approached
David Umeda Senior Editor at Paradigm
a Japanese customer, and the person you contacted was polite and listened to your pitch. At the end of the meeting, he promised to carefully consider your offer. Then nothing. In this workshop, several of the key cultural dimensions that affect B2B selling in Japan were analyzed: Risk Propensity, Verbal vs. Non-verbal Communication, Communication and Conflict Resolution Style, and Conversation Pace and Use of Silence. Facilitator Tak Kawasaki, who spent many years as a senior executive of the major Japanese company Nippon Sheet Glass, is familiar firsthand with the mentality of the Japanese buyer side. Now as a Senior Consultant at Japan Intercultural Consulting, he is
Who’s Who in Real Estate and Property Services in Japan 2009 // 3
Rental Office Market under Recession Circumstances
T
he monthly economic report for
From the perspective of demand, the
area and/or transferring the offices within
this summer issued by the Japanese
increased vacancy rates gives tenants
the area to reduce costs while maintaining
government states: “Although
choices and allows them to choose a more
convenience. The flexibility to handle
the situation is tough with regard to
comfortable working environment on
the situations becomes possible only
the economy, signs of a recovery can be
favorable terms, as well as systematically
through concerted efforts to strengthen
seen.” It seems that expectations of an
restrict fixed expenses for office premises
the relationship with tenant companies
economic recovery are appearing—thanks
over a certain period of time. Therefore,
and build long-term trust. This sustained
to improvement in the external economic
well-financed companies are likely to need
approach is a very important factor in the
environment, along with the effects of
office integration to enhance efficiency
rental office industry, and such quality
a round of inventory adjustments and
at this time. It is definitely a great
relationships built up to date are powerful
economic stimulus measures.
opportunity to move to more convenient
in dealing with the severe circumstances
locations or occupy buildings with a more
of today.
It is true that the macro economy is observed to be hitting bottom; but in
sophisticated infrastructure should it fit
the market for office premises, observing
their operational strategy.
the publicly disclosed numerical values,
On the other hand, from the owner’s
we find that the vacancy rate is rising
perspective, it is also important to
and approaching the level of 2003 when
continue providing high-quality service
the vacancy rate deteriorated due to an
to existing tenant companies. Paramount
excess supply of offices. This was caused
is working toward greater tenant
by a trend whereby companies with
satisfaction, in addition to providing safety,
Nobuyuki Iizuka
poor performance moved to smaller
security, and comfort—things that should
Deputy President
premises through elimination and
be a matter of course. Take the Marunouchi
consolidation of existing offices as part
area as an example: with the high
of their restructuring measures, or where
integration of world-leading companies
companies transferred to less convenient
here, there are exceptional opportunities
offices for cost-containment purposes.
for greater interaction among tenant
However, contrary to such negative
companies and reductions in their
transfers, there must be not just a few
communications expenditures. Area
companies that regard the present
management that involves maintaining
tenant’s market as providing a rare
tens of old and new buildings—but not
opportunity. In a lender’s market, there
as separate location points, but rather
should be cases where there is no vacancy
as a whole in a comprehensive plan—
in buildings located in desired areas or
enables the response to the various needs
where the budget does not meet actual
raised from time to time by the tenant
costs—thereby forcing many companies to
companies to become optimum. Such
give up the choice to relocate.
requests include adding floors within the
4 // Who’s Who in Real Estate and Property Services in Japan 2009
Mitsubishi Estate Co., Ltd.
An Overview of the Construction Industry in Japan from a Western Perspective
T
he Japanese construction industry receives considerable
By using the one-stop shopping approach with contractors,
press attention relating to public works spending; however,
they are able to draw upon the extensive resources of large GCs
in the private sector, operations remain somewhat of
to mitigate risks by leveraging a GC’s weight in the market, and
a mystery to outsiders. There are over 500,000 construction
are often willing to pay the premium of non-competitive pricing.
contractors in Japan. That said, the market for large, high-grade
It may be argued that GCs’ integrated services and superior
urban buildings is almost the exclusive domain of the top GCs
technical skills related to seismic engineering for high-rises, as well
(general contractors)—the big-5 “super-zenekon”—plus a handful
as their other complex building techniques, justify the premium
of 2nd-tier contractors.
costs. Nevertheless, the main business of the GCs in Japan is
By sales revenue, the big-5 account for approximately 33% of the
construction, and that can influence their decision-making focus.
total Japanese construction market. The next-sized 15 companies
Foreign investors generally expect better transparency and, in
account for 25%–albeit the largest amongst that group achieves
some cases, more hands-on involvement in the design process in
less than half the revenue of any of the big-5. From this dominant
order to ensure they are going to get what they actually want at a
market position, the major GCs can derive easier access to project
fair price.
financing through preferred relationships with major banks,
In response to the above noted accountability gaps, the role
enjoy greater leverage over subcontractors, and exercise a broad
of an independent project manager or construction manager is
influence on property development. The Japanese construction
gaining recognition within the Japanese construction industry. It
industry is structured to work efficiently under the leadership
is becoming more commonplace for owners to retain the services
of these major GCs, with longstanding relationships playing an
of independent consultants to act on their behalf, and control and
important role. For traditional domestic property owners, the
coordinate the architects, contractors and other stakeholders while
design-build approach of the GCs might be considered as “the path
managing the overall project schedule, monitoring quality, and
of least resistance.”
controlling cost from the clients’ perspective.
While Japan is home to many world-renowned architects, a large
Market penetration by foreign firms is limited to a very select
percentage of the architectural and engineering design carried out
group providing focused service offerings designed to leverage the
in Japan is by the major general contractors and done in-house.
capabilities of the domestic supply-chain, and bridge language and
Many of Japan’s most talented architects choose to work for GCs.
cultural gaps. Looking toward the future, these foreign companies
While this arrangement facilitates close integration of design and
will have particular relevance: influence diversity by introducing
construction expertise, selection of the contractor, as a result,
international best practices; lend expertise with alternative
often is made before design documents have been sufficiently
procurement approaches, such as CM (Construction Management)
developed to support firm pricing.
or PFI/PPP (Private Finance Initiative/Public-Private Partnership);
Japanese developers and owner-users commonly choose to commission major design-build contractors at the early stage of
and, especially, reinforce owner control and transparency in decision-making and construction cost management.
projects, and rely on the contractors to “look-after” the clients’ best interests—across a broad range of areas. Such oversight sometimes extends to support in the property acquisition, financing, planning and design, construction and tenanting, to ongoing property management and maintenance. Many of these
Gordon Hatton
tasks would otherwise fall under the responsibility of the owners
Executive Officer
or developers, who may not have in-house expertise or available resources to manage these activities with confidence.
Bovis Lend Lease Japan
Who’s Who in Real Estate and Property Services in Japan 2009 // 5
Prime Serviced Apartments
AZABU COURT
Information Size Range of Units: standard studios (20-22m2), large studios (25m2) 1 bedroom (33-51m2) and two bedroom (72m2) units available Bedrooms: 60 units. Parking Facilities: 2 spaces Room Rates: Daily JPY7,500 to JPY25,000 per night
Weekly: JPY6,500 to JPY22,000 per night
Monthly: JPY5,500 to JPY18,500 per night Overview A Touch of Resort Within the City. The nearby Arisugawa Park makes you forget you are in the middle of the city. We are ideally located in the HirooRoppongi residential area, close to the business heart of Tokyo, convenient to shopping and cafes. English-speaking professionals are on duty 7 days a week, from 8:00 a.m. to 8:00 p.m. on weekdays; and from 9:00 a.m. to 1:00 p.m. and 2:00 p.m. to 6:00 p.m. on Saturdays, Sundays and Holidays. We also have a nighttime superintendent who assists during the evenings. Our services include concierge, general information, mail/courier and free broadband Internet access, and 24-hour building security.
Inquiries Pacific Rim Development, Inc. Yuko Elizabeth Yazima Tel: 03-3446-8610 Fax: 03-3442-3344 E-mail: frontdesk@azabucourt.com www.azabucourt.com 6 // Who’s Who in Real Estate and Property Services in Japan 2009
| 4-5-39 Minami Azabu, Minato-ku, Tokyo 106-0047
Prime Residential PROPERTIES Vanguard 4-3-36 Roppongi, Minato-ku, Tokyo
Information Size Range of Units: 200m2 - 400m2 Bedrooms: 3-5 Bedrooms Parking Facilities: Parking/Guest Parking Available Monthly Rental: JPY 1,200,000 Located in the heart of Tokyo near Midtown in Roppongi and overlooking the beautiful Hinokicho Park, Vanguard offers a unique residential experience for the international executives and their families. Residents enjoy not only their finely appointed and generously sized apartments, but also the 24-hour gym, sauna and indoor swimming pool. The 24-hour concierge and indoor parking provide a high level of privacy and security that further makes this location an ideal home for its residents. Visit our Web site for up-to-date listings and more features! - Searchable Area Maps & Guides - Register to have the latest property information delivered by e-mail Inquiries Ken Arbour or Noriko Kagami Century 21 SKY Realty, Inc. Tel: 03-3585-0021 Fax: 03-3585-0399 E-mail: k.arbour@century21.ne.jp Web: www.c21sky.jp
Tokyo Orientations has been providing customized relocation services to businesses and expatriate families moving to Japan since 1983. We offer a full range of relocation solutions and HR support services to make the transition to Japan as smooth and cost-effective as possible. And our service range extends to not only Tokyo, but also Yokohama, Nagoya, Osaka, Kobe, Okinawa, or virtually anywhere in Japan our services are required. Consultations are customized to match the needs of both mid-sized businesses and larger multinational corporations. Here is a short list of our services: • Apartment/House Search & Contract Negotiation • Preschool and International School Visits • Orientation Programs & Cross-cultural Workshops • Immigration & Document Assistance Tokyo Orientations Tel: 03-6821-7010 Fax: 03-5403-7071 E-mail: info@tokyoorientations.com Web: www.tokyoorientations.com Who’s Who in Real Estate and Property Services in Japan 2009 // 7
PRIME OFFICE SPACE FOR RENT
JA Building
|
1-3-1 Otemachi, Chiyoda-ku, Tokyo
Information ● The phase 1 of the Otemachi chain-type urban redevelopment project
Conference mall/Palace view ● Completion: April/2009 ● Number of floors: 37 stories above ground, 3 stories below ground,
2 roof structures ● Structure: Steel Frame
(partially reinforced concrete)
● Floor area approx. 1,612m2 (17,400ft2) ● Ceiling height 2,800mm (+ raised floor 130mm) ● Floor load 500kg/m2 (partially 800kg/m2) ● One-minute walk from Otemachi Station. (Marunouchi, Chiyoda,
Hanzomon, Tozai and Mita subway lines) ● Electric (outlet) capacity 75VA/m2 ● HVAC system individual control (4 zones per floor)
Inquiries Mitsubishi Real Estate Co., Ltd. Contact Person: M. Kishi Tel: 03-3287-5310 Fax: 03-3216-6161 Web: http://office.mec.co.jp/
8 // Who’s Who in Real Estate and Property Services in Japan 2009
Prime Residential PROPERTIES
PARK HABIO AZABU TOWER
| 1-8-1 Higashiazabu, Minato-ku, Tokyo
Information Size Range of Units: 55.562-186.762 Bedrooms: STUDIO - 4LDK Parking Facilities: JPY52,500-57,750 Monthly Rental: JPY220,000-1,350,000 Showered in the glittering lights of Roppongi to the north and overlooking the green lawns of Shiba Park to the south, Park Habio Azabu Tower is ideally situated in the heart of Tokyo. Even among the high-rises in this uptown district, the 27-floor tower residence radiates a strikingly majestic presence from its prestigious parkside corner. Designed to satisfy the most discriminating tastes, the elegantly coordinated living space captures the essence of luxury and relaxation, while beyond the window awaits the breathtaking panorama of the Tokyo nightscape, creating an exquisite illusion of living above a sea of illumination. Soaring to new heights in residential living, Park Habio Azabu Tower has arrived and is destined for an exclusive few. Inquiries Mitsubishi Real Estate Services Co., Ltd. Contact Person: Matsumoto-san or Tada-san (Housing Japan Inc.) Tel: 03-5545-4407 Fax: 03-5545-4456 E-mail: matsumoto@housingjapan.com Web: www.ph-azabutower.com Who’s Who in Real Estate and Property Services in Japan 2009 // 9
PRIME OFFICE SPACE FOR RENT ARK Mori Building
|
1-12-32 Akasaka, Minato-ku, Tokyo
Information ● Easily accessible from Roppongi 1-chome and Tameike-Sanno subway stations and located within walking distance of the Roppongi district. ● Located in a neighborhood that is home to a number of luxurious hotels, the Prime Minister’s official residence, and several foreign embassies.
● A diverse range of urban needs are served within this complex, which features business offices, residences, retail shops, restaurants, a concert hall (Suntory Hall), and 5-star hotel.
● Renovation completed on February 2005. A sense of prestige beginning at the entrance and the latest in building technologies and specifications.
Ark Mori Building features large open areas in excess of approx. 3,000m2 ● Completed : March 1986 (Renovation completed : February 2005) ● Standard-floor Area: Approx. 3,000m2 ● Ceiling Height: 2,800mm ● Raised Floor: 50mm ● Air conditioning: VAV Control Units (54m2 + Perimeter) ● Security gates installed on the 1F & 2F ●
Inquiries Mori Building Co., Ltd. Tel: 03-6406-6300 Fax: 03-6406-9360 E-mail: eigyo@mori.co.jp 10 // Who’s Who in Real Estate and Property Services in Japan 2009
Prime Serviced Apartments ARK TOWERS | 1-3-38/39/40 Roppongi, Minato-ku, Tokyo 106-0032
Information Size Range of Units: 37m2 - 171m2 Bedrooms: Studio - 3 bedrooms Parking Facilities: JPY52,500Monthly Rental: JPY331,500In spring, one of Tokyo’s favorite cherry-blossom-viewing spots is at your front door. Roses in May, hydrangeas as summer nears, and chrysanthemums bloom in the autumn. Autumn colors are followed by falling leaves, baring the trees’ limbs in all their strength and grace. That’s life, every day, in a home with seven gardens. The ARK HILLS SPA is at your feet. Next door is Suntory Hall, whose acoustics world-renowned conductor Herbert von Karajan praised. A rich choice of strolling paths tempts you to wander. Here is where MORI LIVING began. Included in rent are 24/7 bilingual front desk services, doorman and porters, weekday breakfast, twice-a-week housekeeping, high-speed Internet access, unlimited access to all four HILLS SPAs, and various residents-only event invitations such as to cinema, music concerts, cooking classes, tea ceremonies, golf competitions, and luxury brand fashion shows. Facilities include storage rooms, car and bicycle parking, residents-only lounges, golf ranges, PC rooms, Laundry Room, Café, and ARK HILLS SPA. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6662 Fax: 03-6406-9361 E-mail: sa@mori.co.jp Web: www.moriliving.com Who’s Who in Real Estate and Property Services in Japan 2009 // 11
Prime Residential PROPERTIES Atago Green Hills Forest Tower 2-3-1 Atago, Minato-ku, Tokyo 105-0002
Information Size Range of Units: 66m2 - 301m2 Bedrooms: 1 bedroom - 3 bedrooms+Study Room Parking Facilities: JPY52,500- Monthly Rental: JPY330,000- Next door is Seishoji, a temple whose history stretches back more than 500 years. You live surrounded by Mt. Atago’s greenery. From the top floor, where you swim in the GREEN HILLS SPA pool, you look down on Tokyo Bay. You feel secure, knowing that there is the Health Consultation Room open 24 hours a day on the floor below the spa. Architect Cesar Pelli designed this residence to look like a lotus blossom. It symbolizes the quiet and peace of mind you enjoy as you savor the changing moods of the seasons, undistracted in the heart of the busy city. Included in rent are 24/7 bilingual front desk services, doorman and porters, high-speed Internet access, and various residents-only event invitations such as to cinema, music concerts, cooking classes, tea ceremonies, golf competitions, and luxury brand fashion shows. Facilities include storage rooms, car and bicycle parking, pet foot bath, 24/7 Health Consultation Room, residents-only lounges, sky deck, and GREEN HILLS SPA. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6661 Fax: 03-6406-9361 E-mail: residence@mori.co.jp Web: www.moriliving.com 12 // Who’s Who in Real Estate and Property Services in Japan 2009
Prime Serviced Apartments Atago Green Hills Forest Tower (Marriott Executive Apartments) 2-3-1 Atago, Minato-ku, Tokyo 105-0002
Information Size Range of Units: 67m2 - 103m2 Bedrooms: 1 bedroom - 2 bedrooms Parking Facilities: JPY63,000Monthly Rental: JPY640,000You live surrounded by Mt. Atago’s greenery next to Seishoji, a temple whose history stretches back over 500 years. From the top floor GREEN HILLS SPA pool, you look down on Tokyo Bay. The 24-hour Health Consultation Room lets you feel secure, knowing that there is help close at hand. Architect Cesar Pelli’s building design resembles a lotus blossom. It symbolizes the serenity and peace of mind you enjoy as you savor the changing of the seasons, undistracted in the heart of the city. Included in the rent are a 24/7 bilingual front desk, doorman and porters, weekday breakfast, room service, twice-a-week housekeeping, 100Mbps Internet, use of all four HILLS SPAs, and various residents-only event invitations. Additional facilities include storage rooms, and car and bicycle parking. Pets welcome. Through a tie-up with the Marriott Hotel Chain we offer superb hospitality and service, in practical yet elegant serviced apartments. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6662 Fax: 03-6406-9361 E-mail: sa@mori.co.jp Web: www.moriliving.com
Who’s Who in Real Estate and Property Services in Japan 2009 // 13
Prime Residential PROPERTIES Motoazabu Hills 1-3-1/2/3 Motoazabu, Minato-ku, Tokyo 106-0032
Information Size Range of Units: 63m2 - 451m2 Bedrooms: 1 bedroom - 4 bedrooms+Study Room Parking Facilities: JPY52,500Monthly Rental: JPY480,000Camphor. Crape myrtle. Magnolia. Aphananthe. Zelkova. Stewartia. Chusan palm. Japanese cypress. Plum. Ginkgo. Camellia. In spring the cherry blossoms bewitch. In autumn, the maples blaze. They are all here on Four Seasons Hills, surrounding your residence. Spring, summer, fall, winter. Each season brings its own colors, fragrances and birds. What could be more perfect for a barbecue with family or friends? Natural beauty that, otherwise, might be hours away is at your doorstep. Included in rent are 24/7 bilingual front desk services, doorman and porters, high-speed Internet access, and various residents-only event invitations such as to cinema, music concerts, cooking classes, tea ceremonies, golf competitions, and luxury brand fashion shows. Facilities include storage rooms, car and bicycle parking, pet foot bath, residents-only lounges, community room, and MOTOAZABU HILLS SPA. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6661 Fax: 03-6406-9361 E-mail: residence@mori.co.jp Web: www.moriliving.com
14 // Who’s Who in Real Estate and Property Services in Japan 2009
Prime Serviced Apartments The Prudential Tower Residences 2-13-14 Nagata-cho, Chiyoda-ku, Tokyo 100-0014
Information Size Range of Units: 56m2 - 98m2 Bedrooms: 1 bedroom - 2 bedrooms Parking Facilities: JPY63,000Monthly Rental: JPY500,000Here you live beside Hoshigaoka, a hill famous since Edo times as a place from which to view the stars. From floor-to-ceiling windows you enjoy spectacular views of Mt. Fuji and the mountains at the edge of the Kanto plain. The summer fireworks at Meiji Shrine Outer Garden light up the summer sky. You live high above it all in the heart of the city. To enjoy these residents’ pleasures to the very fullest, we have two suggestions. One is turning off the lights; the other, positioning your bed beside the windows. Then, as you lie in your bed, you may glimpse meteors flashing across the sky high above the city lights. Included in rent are 24/7 bilingual front desk services, doorman and porters, twice-a-week housekeeping, high-speed Internet access, unlimited access to all four HILLS SPAs and Wow’D Akasaka fitness club, and various residents-only event invitations such as to cinema, music concerts, cooking classes, tea ceremonies, golf competitions, and luxury brand fashion shows. Facilities include storage rooms, car and bicycle parking, and Wow’D Akasaka fitness club. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6662 Fax: 03-6406-9361 E-mail: sa@mori.co.jp Web: www.moriliving.com Who’s Who in Real Estate and Property Services in Japan 2009 // 15
PRIME OFFICE SPACE FOR RENT
Roppongi Hills Mori Tower
Information ● 13 min to Tokyo, 7 min to Shibuya, 10 min to Ginza. Roppongi is one of the city’s most accessible business areas. ● Offices, residences, a private club, conferences, an art museum, theaters, a hotel, shops, parks and events - Roppongi Hills has it all. ● A 24-hour security gate staffed by guards completes the lobby’s features and provides full-time peace of mind.
Large column-free open-floor plans accommodate up to 400 people. ● Completed: May 2003 ● Standard-floor Area: 3,873m2-4,648m2 ● Ceiling Height: 2,700mm (-2,800mm, 2,900mm, 3,000mm) ● Raised Floor: 100,200,300mm ● Air conditioning: VAV Control Units (50m2) ●
Inquiries Mori Building Co., Ltd. Tel: 03-6406-6300 Fax: 03-6406-9360 E-mail: eigyo@mori.co.jp
16 // Who’s Who in Real Estate and Property Services in Japan 2009
|
6-10-1, Roppongi, Minato-ku, Tokyo
Prime Residential PROPERTIES Roppongi Hills Residence C 6-12-3 Roppongi, Minato-ku, Tokyo 106-0032
Information Size Range of Units: 78m2 - 364m2 Bedrooms: 1 bedroom - 4 bedrooms+Study Room Parking Facilities: JPY63,000- Monthly Rental: JPY620,000- Some 68,000 trees, a rice paddy in the rooftop garden, more than 200 shops and dining options, of which about 100 are restaurants, cafés, and bars. High in the sky is a world-class contemporary art museum, an academy, an exclusive dining club. There’s a 9-screen cinema complex and public art everywhere. A spa, 5-star hotel and open-air arena, and a Saturday morning market. Cherry blossoms in the spring, fireworks and Bon Odori (the Bon Dance) in the summer. Autumn brings the Tokyo International Film Festival, winter illumination along Keyakizaka street. The whole Roppongi Hills is yours, as your living room, your dining room, your closet, and your garden. Included in rent are 24/7 bilingual front desk services, doorman and porters, high-speed Internet access, and various residents-only event invitations such as to cinema, music concerts, cooking classes, tea ceremonies, golf competitions, and luxury brand fashion shows. Facilities include storage rooms, car and bicycle parking, pet foot bath, 24/7 Health Consultation Room, residents-only lounges, roof gardens, community room, guest room, and ROPPONGI HILLS SPA. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6661 Fax: 03-6406-9361 E-mail: residence@mori.co.jp Web: www.moriliving.com
Who’s Who in Real Estate and Property Services in Japan 2009 // 17
Prime Serviced Apartments Roppongi Hills Residence D 6-12-4 Roppongi, Minato-ku, Tokyo 106-0032
Information Size Range of Units: 30m2 - 90m2 Bedrooms: 1 bedroom - 2 bedrooms Parking Facilities: JPY63,000Monthly Rental: JPY450,000Some 68,000 trees, a rice paddy in the rooftop garden, more than 200 shops and dining options, of which about 100 are restaurants, cafés, and bars. High in the sky is a world-class contemporary art museum, an academy, an exclusive dining club. There’s a 9-screen cinema complex and public art everywhere. A spa, 5-star hotel and open-air arena, and a Saturday morning market. Cherry blossoms in the spring, fireworks and Bon Odori (the Bon Dance) in the summer. Autumn brings the Tokyo International Film Festival, winter illumination along Keyakizaka street. The whole Roppongi Hills is yours, as your living room, your dining room, your closet, and your garden. Included in rent are 24/7 bilingual front desk services, weekday breakfast , twice-a-week housekeeping, high-speed Internet access, unlimited access to all four HILLS SPAs, and various residents-only event invitations such as to cinema, music concerts, cooking classes, tea ceremonies, golf competitions, and luxury brand fashion shows. Facilities include storage rooms, car and bicycle parking, 24/7 Health Consultation Room, residents-only lounges, rooftop garden, and ROPPONGI HILLS SPA. Inquiries Residential Leasing Department MORI LIVING (Mori Building Co., Ltd.) Tel: 03-6406-6662 Fax: 03-6406-9361 E-mail: sa@mori.co.jp Web: www.moriliving.com 18 // Who’s Who in Real Estate and Property Services in Japan 2009
Prime Serviced Apartments Oakwood Serviced Apartments
Information Company Activities/History Oakwood in Japan offers the finest serviced apartments for businessmen and families with three choices of living: Oakwood Premier, Oakwood Residence, and Oakwood Apartments. We listen to our customers and put their needs at the heart of everything we do. We are committed to excellence and always passionate about having sincerely satisfied loyal customers. Special Features/Facilities Each apartment is complete with all the comforts of home including a full kitchen, furnishings, house wares, and onsite laundry facilities. Maid service is also available. Inquiries 9-7-4 Akasaka, Minato-ku, Tokyo 107-0052 (Oakwood Premier Tokyo Midtown) Contact Person: Martin Fluck, Country Manager Tel: 0120-313113 (toll free) / 03-5412-3131 Fax: 03-5412-3130 E-mail: midtown@oakwoodasia.com website: www.oakwoodasia.com/en/japan/default.aspx Name of Buildings: Oakwood Premier Tokyo Midtown Oakwood Residence Roppongi T-Cube, Oakwood Residence Azabujyuban, Oakwood Residence Aoyama, Oakwood Residence Akasaka Oakwood Apartments Shirokane, Oakwood Apartments Roppongi Central, Oakwood Apartments Shinjuku Who’s Who in Real Estate and Property Services in Japan 2009 // 19
PRIME OFFICE SPACE FOR RENT Regus Japan K.K.
Information 18 Locations in Japan to choose from. Tokyo ARK Hills Tokyo Arca Central Tokyo AIG Nihonbashi Kabutocho Tokyo Ginza Yurakucho Tokyo Hibiya Centre Tokyo Kamiyacho MT Tokyo Otemachi 1st Square Tokyo Pacific Century Place Tokyo Shibuya Mark City Tokyo Shinbashi Tokyo Shinjuku Park Tower Yokohama Landmark Tower Yokohama Sky Building Nagoya Meieki Osaka Kokusai Osaka Umeda Fukuoka Aqua Hakata Hiroshima (Opening in Dec 2009!) For more information, please visit www.en.regus.jp. Inquiries Noelle Coak Regus Japan K.K. ARK Mori Bldg. 12 Fl, 1-12-32 Akasaka, Minato-ku, Tokyo Tel: 0120-303-544 (toll free) E-mail: info.japan@regus.com 20 // Who’s Who in Real Estate and Property Services in Japan 2009
Prime Serviced Apartments Akasaka The Residence | 5-3-3 Akasaka, Minato-ku, Tokyo
Information ● ●
Building name: Akasaka The Residence Access: 3-min walk from Akasaka Station on the Tokyo Metro Chiyoda Line
Dwelling unit layouts: One- to three-bedroom ● Monthly rental fee: JPY340,000●
We have arranged for a lineup of services to ensure hospitality befitting the sophisticated lifestyles of those residing in Akasaka. Among these amenities are reception service involving a concierge to cater to the individual requirements of our residents and valet service available 24 hours a day. In addition, a fitness gym for the exclusive use by our residents and a guest room on the top floor equipped with jet bath are provided as shared resident spaces. Coupled with a security system with state-of-the-art built-in considerations, peace of mind is assured. Inquiries RESIDENT FIRST Co., Ltd. Aoyama Tower Place 4F, 8-4-14 Akasaka, Minato-ku, Tokyo 107-0052 Tel: 0120-317-039 Fax: 03-5722-9935 Email: resident-int@mitsui-chintai.co.jp Web: www-mitsui-chintai.co.jp/resident/english
Who’s Who in Real Estate and Property Services in Japan 2009 // 21
Prime Serviced Apartments Park Axis Aoyama 1-chome Tower
Information ● ●
Building name: Park Axis Aoyama 1-chome Tower Access: 1-min walk from Aoyama 1-chome Station on the Ginza, Hanzomon and Toei Oedo lines
Dwelling unit layouts: Studio- to four-bedroom ● Monthly rental fee: JPY215,000●
A high-rise residential tower for rent, a one-minute walk from Aoyama 1-chome Station. Suggesting a lifestyle of beauty and comfort with a living base in Aoyama, it includes 24-hr concierge and valet service, and a public area for exclusive use by our residents, located on the 30th floor, with a lounge catering to room service and an exercise room. A sophisticated living space designed under the supervision of a worldclass designer has been created in a lush green environment. Inquiries RESIDENT FIRST Co., Ltd. Aoyama Tower Place 4F, 8-4-14 Akasaka, Minato-ku, Tokyo 107-0052 Tel: 0120-317-039 Fax: 03-5722-9935 Email: resident-int@mitsui-chintai.co.jp Web: www-mitsui-chintai.co.jp/resident/english 22 // Who’s Who in Real Estate and Property Services in Japan 2009
| 1-3 Minami Aoyama, Minato-ku, Tokyo
Prime Serviced Apartments
SAKURA HOUSE
| 7-2-6 Nishi-Shinjuku, Shinjuku-ku, Tokyo 160-0023
Information Since 1992, Sakura House has been the pioneer in managing monthly guesthouse and furnished apartments exclusively for foreigners in Tokyo. Now it has expanded to 206 locations throughout the capital, and currently around 2,000 residents from more than 80 countries are staying in them. Sakura House does provide not only a place to live, but also many opportunities to facilitate cross-cultural communication through various organized events and workshops throughout the year. Moreover, in October 2009, they are starting “Business Garden” in Shinjuku for rental of small offices. From just JPY60,000 a month, you could have your own office just above the Sakura House headquarters, 7 min from Shinjuku Station, complete with a bi-lingual phone answering service. Perfect for those who are establishing their own business, or for enterprises seeking to open a Tokyo branch at low cost. . Inquiries Sakura House Co., Ltd. Tel: 03-5330-5250 (Open 7 days a week, 8:50-20:00) Fax: 03-5330-5251 E-mail: info@sakura-house.com Web: www.sakura-house.com
Who’s Who in Real Estate and Property Services in Japan 2009 // 23
PRIME OFFICE SPACE FOR RENT Servcorp Japan
Information Servcorp’s Serviced and Virtual Office solutions are flexible, cost-effective and ensure your business has a professional presence. ● The World’s Finest Serviced Offices A Servcorp Serviced Office is not just real estate—it offers business and technology solutions for small businesses comprising 1-10 persons, from as little as 1 month.
Servcorp offers its clients access not only to a workstation, but also to a global network of services and solutions. Simply sit down, plug in and be ready to go instantly from any one of our prime commercial CBD locations around the world. Professional secretarial support, boardrooms, high-tech business IT solutions. ● Flexible Virtual Office solutions Select an address from our international network of locations and receive a telephone number that will be promptly answered according to your instructions by your receptionist, at your selected Virtual Office location. You can sign-up online and be instantly in business.
Inquiries Servcorp Japan K.K. Tel: 03-5789-5800 Fax: 03-5789-5757 E-mail: offices@servcorp.co.jp Web: www.servcorp.co.jp 24 // Who’s Who in Real Estate and Property Services in Japan 2009
Our Serviced Office and Virtual Office locations in Japan: ●
Tokyo
Shinjuku Nomura Building, Level 32, Otemachi Tokyo Sankei Building, Level 27 Yebisu Garden Place Tower, Level 18 Aoyama Palacio Tower, Level 11 Shinagawa Intercity Tower A, Level 28 Shiroyama Trust Tower, Levels 16 & 27 Marunouchi AIG Building, Level B1 Shiodome Shibarikyu Building, Level 21 (penthouse level) Hibiya Central Building, Level 14 Ikebukuro Sunshine 60 Building, Level 45 Nihonbashi Wakamatsu Building, Level 7 Ariake Frontier Building, Level 9 Marunouchi Trust Tower - Main, Level 20 (opening Dec 2009) ● Osaka Edobori Center Building, Level 9 Hilton Plaza West Office Tower, Level 19 ● Nagoya Lucent Tower, Level 40 Nikko Shoken Building, Level 4 ● Fukuoka Opening soon. Also, around the world: Australia, New Zealand, South East Asia, China, India, Middle East, Europe, USA
Prime Residential PROPERTIES La Tour AOBADAI
| 3-6-28 Aobadai, Meguro-ku, Tokyo
Information Size Range of Units: 54.68m2-280.92m2 Bedrooms: Studio, 1 bedroom, 2 bedrooms, 3 bedrooms, 4 bedrooms Parking Facilities: 227 vehicles Monthly Rental: JPY290,000A splendid location, exhilarating views, and luxury that knows no bounds. La Tour AOBADAI, a residence par excellence overlooking the leafy environs of Saigoyama Park, but just steps away from the city lights. Spacious interiors, superb facilities and unsurpassed comfort combine to offer Tokyo living at its finest. Opening September 2009!. Inquiries Sumitomo Realty & Development Co., Ltd. Tel: 03-3346-9510 and Toll Free: 0120-770-570 Email: heights@sumitomo-rd.co.jp Web: www.sumitomo-latour.jp/lt/aobadai/english/
Who’s Who in Real Estate and Property Services in Japan 2009 // 25
Prime Residential PROPERTIES Luxury Apartments “LaTour” series
Information The La Tour series of leased luxury apartments is Sumitomo Realty & Development’s answer to providing you with an exclusive living environment in the heart of Tokyo. Each apartment complex reflects state-of-the-art architectural designing and technology, and is equipped with all the necessary facilities and amenities for enjoying the utmost comfort, convenience and functionality of urban living. Over 2,000 apartments have already been completed, with more to come! From cozy, well-appointed studios to family-friendly fivebedroom units. Inquiries Sumitomo Realty & Development Co., Ltd. Tel: 03-3346-9510 and Toll Free: 0120-770-570 Email: heights@sumitomo-rd.co.jp Web: www.sumitomo-latour.jp/english/
26 // Who’s Who in Real Estate and Property Services in Japan 2009
PROPERTY SERVICES AND OFFICE SOLUTIONS LISTINGS
Who’s Who in Real Estate and Property Services in Japan 2009 // 27
PROPERTY SERVICES AND OFFICE SOLUTIONS Bovis Lend Lease Japan, Inc.
Information Bovis Lend Lease Japan provides consultancy, project and program management services to public- and private-sector clients. As an experienced builder, planner and manager, we provide flexible construction advisory services tailored to the needs of each project, leveraging the capabilities and customs of the local market while adhering to international standards. Over the years, our approach has been refined specifically to respond to increasing demand in Japan for an independent “Client-Advocate,” who provides professional construction planning and project management services on a pure consultant basis. The Bovis team is made up of Western and Japanese construction professionals who apply local experience together with appropriate know-how from Bovis Lend Lease worldwide to produce creative and economical approaches for implementing and managing building projects in Japan. Having completed a number of the most complex projects in Japan in recent years, we are considered the pre-eminent construction management provider in this market, offering a unique and extensive list of service qualifications and delivering enhanced value for our Japanese and multinational clients. Bovis Lend Lease Japan plays a pivotal leadership role coordinating diverse, and often international, teams of design and technical expertise, providing interface with local architects, contractors and vendors, and overall management to ensure timely decision-making, cost control and steady progress to maintain critical completion schedules.
28 // Who’s Who in Real Estate and Property Services in Japan 2009
Our Consultancy Services include: - Integrated Project Management from pre-design to post-occupancy - Site Evaluation and Feasibility Studies - Design & Schedule Management - Cost & Procurement Management - Construction Management - Multi-site Program Management - Environmental Assessment & Remediation Consulting - Sustainable (Green Building Design) Consulting - Engineering Due Diligence - Facility Decommissioning and Divestiture Support Sectors: - Office - Retail - Hotel - Pharmaceutical - Urban Residential - Institutional - Telecommunications & Technology - Industrial - Master Planning, Development - New Construction, Fit-out & Renovation Inquiries Gordon Hatton Bovis Lend Lease Japan, Inc. Akasaka Enokizaka Mori Bldg. 3F, 1-7-1 Akasaka, Minato-ku, Tokyo Tel: 03-6866-5600 Fax: 03-6866-5607 E-mail: gordon.hatton@ap.bovislendlease.com Web: www.bovislendlease.com
PROPERTY SERVICES AND OFFICE SOLUTIONS Crown Records Management
Information Looking for more office space? We have the space you’re looking for. Chances are that records and papers are taking up valuable space and are spread throughout your office. Many of these files need to be retained for regulatory reasons. We can protect your business information and help you access your records quickly and easily. With Crown, you will have more space, and you will always have the information you are looking for. • • • • • • •
Storage of Cartons, Files, Documents & Electronic Media Cataloging, Indexing & File Insertion Scanning, Imaging, Data Conversion & Data Hosting Escrow Services Secure Destruction Consultancy & Benchmarking Web-based Access via CrownInteract & RMi
Crown Records Management, a division of Crown Worldwide Group, specializes in the management and storage of business information— including cartons, files, documents, magnetic and digital media. Records management is more than storing records. It’s about reducing the risk of misplacing critical information—and about giving clients prompt access and control. All documentation and business information has a lifecycle. Crown Records Management offers assistance and provides a range of services to assist at any point of this lifecycle. Crown Worldwide Group operates from over 250 locations in 52 countries, providing governments, corporations, diplomats and private customers with global mobility, transportation of household goods and fine arts, departure and destination services, business information storage, high-value warehousing, freight forwarding and third-party logistics. Established in 1965, in Yokohama, the Crown Worldwide Group is a privately held company with global headquarters in Hong Kong. www. crownrms.com/japan
Inquiries Shinki Fujimoto Crown Records Management Teiken Tokyo Bldg., 2F, 2-17-13 Takanawa, Minato-ku, Tokyo, 108-0074 Japan Tel: 03-5447-2301 Fax: 03-5447-2309 E-mail: tokyo@crownrms.com Who’s Who in Real Estate and Property Services in Japan 2009 // 29
PROPERTY SERVICES AND OFFICE SOLUTIONS Key International Inc.
Information A World-wide Leading Office Furniture Manufacturer
- Design Our products combine design, research, science and quality, creating visually compelling and high-performing workspaces that enhance our customers’ brand and culture, and positively impact business results.
- Global Capabilities. Our capabilities enable us to serve customers in more than 120 countries. - Sustainability Haworth’s goal is to lead the green revolution by example. Our workspace solutions are designed for meeting our customers’ own sustainability goals, while placing great importance on protecting the environment.
- Knowledge Workspace knowledge is the quality that binds together our design, global capabilities and sustainability. Our knowledge of ergonomics, psychology and workspace culture is continuously researched by our team of experts and applied in our workspace solutions and product applications. Inquiries Key International, Inc. [Tokyo Office] Yebisu Garden Place Tower 18F, 4-20-3 Ebisu, Shibuya-ku, Tokyo 150-6018 Tel: 03-5789-5856 E-mail: sales@key-japan.com Web: www.key-intl.com/contact.html 30 // Who’s Who in Real Estate and Property Services in Japan 2009
PROPERTY SERVICES AND OFFICE SOLUTIONS Meiho Facility Works Ltd.
Information • 29 years of experience since establishment
• A wide variety of projects: including offices, buildings, data centers, schools, factories, commercial buildings, hospitality and medical facilities • Leading Design and Project Management company applying Construction Management methodology
• Optimization of time, quality and cost through information sharing systems and completely open and transparent processes. • Award winning design
• Fully independent and the only publically listed CM/PM company in Japan (listed on JASDAQ, securities identification code: 1717) • Client-focused solutions
• All in-house professionals in the fields of Architecture, Interior, M&E, ICT network, AV, Security, Project Management and Facility Management Inquiries R. Skorick, R. Hares, K. Yamada Meiho Facility Works Ltd. 5-4 Koujimachi, Chiyoda-ku, Tokyo Tel: 03-5211-0066 Fax: 03-5211-6520 E-mail: dearSWS@meiho.co.jp
Who’s Who in Real Estate and Property Services in Japan 2009 // 31
PROPERTY SERVICES AND OFFICE SOLUTIONS SIRVA Relocation
Information SIRVA Relocation Japan is a specialist human resources consultancy and outsourcing company that forms part of the SIRVA group of companies worldwide. SIRVA’s key objective is to ensure a seamless and fully managed service aimed at reducing costs and improving the success rate of relocating employees globally. Core business includes: • Visa and immigration assistance • Relocation services • Home search • School search • Settle-in services • Departure services • Cross-cultural training • Cost management • Consultancy Inquiries Emi Kalischer SIRVA Relocation Yanagi Building 5F, 3-1-26 Roppongi, Minato-ku, Tokyo 106-0032 Tel: 03-5575-5858 Fax: 03-5575-0666 E-mail: info@sirva.co.jp 32 // Who’s Who in Real Estate and Property Services in Japan 2009
We are structured to deliver international and domestic assignment management with a single point of contact and co-ordination. This is achieved through having dedicated specialists, providing a level of comfort and building awareness to their clients for their upcoming assignment. SIRVA Relocation understands that the assignment process commences with the assignee from the start, compiling a comprehensive analysis, providing each employee and the families with utmost care. Tailor-made to fit the needs of each individual is the core to our successful relocation process. We continue to be active throughout each client’s assignment, facilitating and offering support.
PROPERTY SERVICES AND OFFICE SOLUTIONS
Workplace Solutions Inc. Ryoshin Ginza East Mirror Bldg., 3-15-10, Ginza, Chuo-ku, Tokyo 104-0061 Tel. 03-3545-7377 Fax. 03-3545-7380
Workplace Solutions Inc. Ryoshin Ginza East Mirror Bldg., 3-15-10, Ginza, Chuo-ku, Tokyo 104-0061 Tel. 03-3545-7377 Fax. 03-3545-7380
Information Workplace Solutions Inc. offers a complete range of products and services for all of your office facility needs. As a full-service, authorized dealer of Steelcase office furniture, we can also help to design your office layout, act as a purchasing agent to eliminate the need for you to work with multiple vendors, and provide other services for your total office fit-out. With clients ranging from start-ups to globally renowned multinational corporations, we can help you create the ideal office environment. Inquiries Serene Neo Ramsey Yomen Workplace Solutions Inc. Ryoshin Ginza East Mirror Bldg., 3-15-10 Ginza, Chuo-ku, Tokyo 104-0061 Tel: 03-3545-7377 Fax: 03-3545-7380 E-mail: inquiry@wsi.jp Web: www.wsi.jp/en
Who’s Who in Real Estate and Property Services in Japan 2009 // 33
Coming to Terms Real estate should not be complicated by unfamiliarity with what is typical when it comes to renting office space.
N
othing can be more disconcerting
times the monthly rent for small to mid-
than being lost from the get-go.
size office space, and 10-12 times for any
There was a time when a room’s
larger office space. There are cases where
dimensions could be described in terms
it can be a fixed amount, rather than
of how many tatami mats fit inside it.
multiples of the rent.
With most rooms now westernized, the
If there is a management fee entailed
term “tsubo” comes into play. A tsubo
in the lease conditions, this needs to be
is approximately twice the size of one
clarified, since this charge can impact
traditional tatami mat, or around 3.3m2.
upwards of 30% on the monthly rent
Even if you find the ideal location and
fee due. The management fee usually
type of office, there are customary fees
covers “normal” (8:00-18:00) use of the
that impact just how much the place
air-conditioning, with almost all lessors
costs to rent. Key money, or eikin, is a non-
charging for such service after 18:00.
refundable payment to the person leasing
Should you want to extend the office
the office, and is probably the condition
lease, there is usually a non-refundable
that throws off foreigners the most. That
renewal fee, equivalent of one-month’s
said, you can find places where the key
rent.
money is excluded, particularly with the
The sales tax payable is 5%, and is
more expensive properties. The amount
applied to the office rent, management
can be as much as the equivalent of two-
fee, fixed amortization fee, key money and
months’ rent.
renewal fee.
A non-refundable payment, oftentimes deducted from a security deposit when vacating an office, is the fixed amortization
Other fees commonly charged are for parking and cleaning. Whether it be an ordinary renewable
fee. The amount is usually 1-2 times the
lease contract or a fixed lease term
rent. There is a trend to make it based on
contract—the latter being non-negotiable
actual cost.
and costly should you wish to terminate
To conclude a lease contract, a
early—the actual costs for renting office
refundable security deposit, or shikikin,
space need to be calculated before signing
is made. Bear in mind that what is
on the dotted line.
refunded—not until three weeks to one month after vacating the premises—is what is left after deducting a restoration fee, general cleaning fee and the fixed amortization fee, if applicable. Some estimate that the security deposit is 6-8
34 // Who’s Who in Real Estate and Property Services in Japan 2009
D.U.