Below is a curated set of questions we hear most often from clients and prospects, grouped into Manufacturer Setup and Real Estate Investment. The content is general guidance and does not constitute legal, tax, or investment advice; case-specific positions are confirmed in writing during consultation.
From the decision to set up through completing registration, opening a bank account, and starting operations, the typical timeline is roughly 3 – 6 months. Within that:
Whether a residence visa is needed depends on whether you will have permanent staff in Japan. If the entity operates purely as a Japanese subsidiary with only short-term business travel from the home country, no residence visa is required. Where a resident representative is needed, the Business Manager (経営・管理) or Engineer / Specialist in Humanities / International Services (技術・人文知識・国際業務) visa is typically used.
Kumamoto Prefecture, Kikuyo Town, Koshi City and other municipalities each offer inbound investment subsidies, and most are open to foreign-capital companies that meet the criteria. Frequently used schemes include:
Eligibility criteria and ceilings vary substantially. YAOKI can help assess applicable programs and prepare filings, but the final award decision rests with the granting authority. For the full program landscape, see the Why Kumamoto · Investment & Subsidies section.
Timelines vary widely by bank type: city banks (e.g. MUFG, Mizuho) typically take 8 – 12 weeks; regional banks (e.g. Higo Bank) typically take 4 – 8 weeks; online banks are faster but offer narrower functionality.
Foreign-capital applicants generally need: certificate of registered matters, articles of incorporation, seal registration certificate, personal ID of the representative, business plan, office lease, and tax office filing receipt. Most banks require an in-person interview and prefer entities with a credible operating plan in place.
Kikuyo Town, Koshi City and Ozu Town form the core of the current supply-chain cluster, where industrial land prices have risen sharply and high-quality stock is limited. New-build factories generally need to be reserved in advance, while quality second-hand facilities require fast decisions.
Kumamoto City East / South / North wards and Kamimashiki District still offer relatively affordable industrial parcels, though commuting and logistics distance need to be weighed. YAOKI can prepare comparative shortlists by district and arrange meetings with local agents and licensed realtors.
Kumamoto's unemployment rate has long been below the national average; since TSMC's arrival, the technical talent market has tightened markedly. Hiring for general administrative and shop-floor roles remains feasible, but compensation must be competitive.
In 2025 the average monthly wage in Kumamoto Prefecture stands at roughly JPY 280,000 (inclusive of bonuses and allowances on an annualized basis), with technical roles typically above that benchmark. YAOKI can introduce trusted recruitment agencies and dispatch firms for early-stage staffing.
For first-time evaluating manufacturers, YAOKI recommends a customized 3 – 5 day site-visit itinerary. A typical schedule:
Every itinerary includes pre-trip topic briefs, on-site notes, and a follow-up site-visit report. See Services · Market Research for more.
We use a combination of three models: one-off engagement, project basis, and annual retainer.
Quotes depend on case complexity and timeline; we provide a written proposal after the initial consultation.
As a general principle, there are no special restrictions on foreigners purchasing real estate in Japan — Japanese nationality, a residence visa, and a Japanese spouse are not required. Title registration is identical to that for Japanese nationals.
The main caveats are: (1) additional review applies near certain Self-Defense Force facilities and border islands (not relevant to typical residential or commercial properties); and (2) if held via a corporate vehicle, the entity must be registered in Japan.
Securing a Japanese mortgage as a foreign non-resident is difficult but not impossible:
Conditions ease substantially for applicants who already hold a residence visa, have stable income, and live in Japan. YAOKI assists with document preparation and bank introductions.
The main tax items are:
Effective rates and applicable conditions vary by case. YAOKI works alongside partner tax accountant firms to coordinate filings, but does not act as a tax accountant or sign tax filings.
The standard approach is to appoint a rental property management company (YAOKI is one option) to handle day-to-day operations:
Management fees typically run 5 – 8% of monthly rent plus actual repair costs.
Based on current market observation, three categories present a relatively clear thesis (not investment advice):
Entry-price ranges, ROI modeling, and exit conditions for each category are discussed during consultation.
Property transactions themselves are governed by Japanese law, under which brokerage fees are collected by the licensed realtor firm (typically 3% of the transaction price + JPY 60,000 + consumption tax). YAOKI acts as the bridge, with service fees structured as follows:
Yaoki International Consulting is a cross-border business consultancy; this site focuses on our Kumamoto real estate and manufacturer-setup practice. We are not a Japanese licensed realtor firm — property transactions are led by partner licensed realtors; YAOKI handles cross-border coordination, administrative filings, and long-term holding support.
What sets us apart from a typical broker is that YAOKI handles real estate, entity setup, visas, taxation, and ongoing support together — a single point of contact across the entire lifecycle.
Consultations can be conducted in Traditional Chinese, English, or Japanese. Binding contracts are issued in Japanese as the legally effective version, with a Chinese or English summary provided for reference. Important matter disclosures can be delivered online if you are not in Japan.
Our primary service area is Kumamoto Prefecture, and select cases can extend across Kyushu (Fukuoka, Nagasaki, Saga, Oita, and others). We do not currently take on Honshu cases, to maintain service quality.
Initial complimentary consultations can be covered by an NDA on request and tailored to your needs. An NDA and service agreement are signed before any engagement begins. Client information is never used for marketing or shared with third parties.
Send your question with background and specifics via the contact page. We respond within 48 hours.
