Paradigm's Who's Who in Real Estate in Japan 2009

Who’sWhoin Real Estate and Property Services in Japan // 2009

Who’s Who in Real Estate and Property Services in Japan 2009 // 3

The Lay of the Land of the Rising Sun

The Architecture, Construction and Real Estate Committee

of the American Chamber of Commerce in Japan hosted

a planning event back on February 26. Besides coming

up with topics to broach in the coming year, the gathering

proved to be a great opportunity to network within the ACRE

family—from vendors and real estate agents, to architects

and engineers— and discuss life in the new economy.

On June 25, the ACRE held a seminar entitled, “The Real Estate

Market, Whither from Here? Perspectives from a Lender, an

Investor, and a Developer.” The panel of true and tested Japan real

estate experts shared their perspectives on the current real estate

market and what they perceived for the future. Hiroo Mori, Senior

Managing Director of Mori Building, gave his view of this major

Japanese developer. Doug Smith, Managing Director at Deutsche

Bank, provided the lender’s view, while Steve Bass, Managing

Director at CB Richard Ellis Investors, took on the foreign investor

perspective. All panelists are true veterans of the Japanese real

estate market and stakeholders—not merely commentators

or critics. The 1:1000 scale model of Minato-ku, which was

specially created to study and show the impact of the proposed

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

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

helping companies improve their sales and operational success

through more effective cross-cultural communication.

An important component in choosing the most appropriate

office space is how best to configure the layout and properly install

the appropriate ERP setup. The Information, Communications

and Technology Committee of the ACCJ presented “Winning in

the New Reality – Driving Clarity into your Business to Survive,” on

June 19. A down economy creates ample opportunities—from

distressed assets, to the possibility of acquiring customers of

fallen competitors. Today, businesses need to proactively seek

ways to turn the current crisis into opportunities so they will

be best positioned when the rebound occurs. Presenter Garrett

Ilg, President and CEO of SAP Japan, addressed how the global

business landscape has changed and how companies can use

technology as a tool to successfully see their way through these

challenging times. A long-term Japan and IT veteran, Garrett

brought with him a wealth of experience in the IT industry, and

deep knowledge of both software solutions and the Japan market.

Now more than ever, the real estate industry here makes

economic sense.

David Umeda

Senior Editor at Paradigm

The Chamber brings together the range of expertise that defines the synergy required in real estate development and acquisition.

The monthly economic report for

this summer issued by the Japanese

government states: “Although

the situation is tough with regard to

the economy, signs of a recovery can be

seen.” It seems that expectations of an

economic recovery are appearing—thanks

to improvement in the external economic

environment, along with the effects of

a round of inventory adjustments and

economic stimulus measures.

It is true that the macro economy is

observed to be hitting bottom; but in

the market for office premises, observing

the publicly disclosed numerical values,

we find that the vacancy rate is rising

and approaching the level of 2003 when

the vacancy rate deteriorated due to an

excess supply of offices. This was caused

by a trend whereby companies with

poor performance moved to smaller

premises through elimination and

consolidation of existing offices as part

of their restructuring measures, or where

companies transferred to less convenient

offices for cost-containment purposes.

However, contrary to such negative

transfers, there must be not just a few

companies that regard the present

tenant’s market as providing a rare

opportunity. In a lender’s market, there

should be cases where there is no vacancy

in buildings located in desired areas or

where the budget does not meet actual

costs—thereby forcing many companies to

give up the choice to relocate.

From the perspective of demand, the

increased vacancy rates gives tenants

choices and allows them to choose a more

comfortable working environment on

favorable terms, as well as systematically

restrict fixed expenses for office premises

over a certain period of time. Therefore,

well-financed companies are likely to need

office integration to enhance efficiency

at this time. It is definitely a great

opportunity to move to more convenient

locations or occupy buildings with a more

sophisticated infrastructure should it fit

their operational strategy.

On the other hand, from the owner’s

perspective, it is also important to

continue providing high-quality service

to existing tenant companies. Paramount

is working toward greater tenant

satisfaction, in addition to providing safety,

security, and comfort—things that should

be a matter of course. Take the Marunouchi

area as an example: with the high

integration of world-leading companies

here, there are exceptional opportunities

for greater interaction among tenant

companies and reductions in their

communications expenditures. Area

management that involves maintaining

tens of old and new buildings—but not

as separate location points, but rather

as a whole in a comprehensive plan—

enables the response to the various needs

raised from time to time by the tenant

companies to become optimum. Such

requests include adding floors within the

area and/or transferring the offices within

the area to reduce costs while maintaining

convenience. The flexibility to handle

the situations becomes possible only

through concerted efforts to strengthen

the relationship with tenant companies

and build long-term trust. This sustained

approach is a very important factor in the

rental office industry, and such quality

relationships built up to date are powerful

in dealing with the severe circumstances

of today.

Nobuyuki Iizuka

Deputy President

Mitsubishi Estate Co., Ltd.

Rental Office Market under Recession Circumstances

4 // Who’s Who in Real Estate and Property Services in Japan 2009


The Japanese construction industry receives considerable

press attention relating to public works spending; however,

in the private sector, operations remain somewhat of

a mystery to outsiders. There are over 500,000 construction

contractors in Japan. That said, the market for large, high-grade

urban buildings is almost the exclusive domain of the top GCs

(general contractors)—the big-5 “super-zenekon”—plus a handful

of 2nd-tier contractors.

By sales revenue, the big-5 account for approximately 33% of the

total Japanese construction market. The next-sized 15 companies

account for 25%–albeit the largest amongst that group achieves

less than half the revenue of any of the big-5. From this dominant

market position, the major GCs can derive easier access to project

financing through preferred relationships with major banks,

enjoy greater leverage over subcontractors, and exercise a broad

influence on property development. The Japanese construction

industry is structured to work efficiently under the leadership

of these major GCs, with longstanding relationships playing an

important role. For traditional domestic property owners, the

design-build approach of the GCs might be considered as “the path

of least resistance.”

While Japan is home to many world-renowned architects, a large

percentage of the architectural and engineering design carried out

in Japan is by the major general contractors and done in-house.

Many of Japan’s most talented architects choose to work for GCs.

While this arrangement facilitates close integration of design and

construction expertise, selection of the contractor, as a result,

often is made before design documents have been sufficiently

developed to support firm pricing.

Japanese developers and owner-users commonly choose to

commission major design-build contractors at the early stage of

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

tasks would otherwise fall under the responsibility of the owners

or developers, who may not have in-house expertise or available

resources to manage these activities with confidence.

By using the one-stop shopping approach with contractors,

they are able to draw upon the extensive resources of large GCs

to mitigate risks by leveraging a GC’s weight in the market, and

are often willing to pay the premium of non-competitive pricing.

It may be argued that GCs’ integrated services and superior

technical skills related to seismic engineering for high-rises, as well

as their other complex building techniques, justify the premium

costs. Nevertheless, the main business of the GCs in Japan is

construction, and that can influence their decision-making focus.

Foreign investors generally expect better transparency and, in

some cases, more hands-on involvement in the design process in

order to ensure they are going to get what they actually want at a

fair price.

In response to the above noted accountability gaps, the role

of an independent project manager or construction manager is

gaining recognition within the Japanese construction industry. It

is becoming more commonplace for owners to retain the services

of independent consultants to act on their behalf, and control and

coordinate the architects, contractors and other stakeholders while

managing the overall project schedule, monitoring quality, and

controlling cost from the clients’ perspective.

Market penetration by foreign firms is limited to a very select

group providing focused service offerings designed to leverage the

capabilities of the domestic supply-chain, and bridge language and

cultural gaps. Looking toward the future, these foreign companies

will have particular relevance: influence diversity by introducing

international best practices; lend expertise with alternative

procurement approaches, such as CM (Construction Management)

or PFI/PPP (Private Finance Initiative/Public-Private Partnership);

and, especially, reinforce owner control and transparency in

decision-making and construction cost management.

Gordon Hatton

Executive Officer

Bovis Lend Lease Japan

An Overview of the Construction Industry in Japan from a Western Perspective


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

OverviewA 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 Hiroo-Roppongi 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 eve-nings. 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: [email protected]

www.azabucourt.com

PRIMe SeRvICed APARTMenTS

AZABU COURT | 4-5-39 Minami Azabu, Minato-ku, Tokyo 106-0047


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 OrientationsTel: 03-6821-7010 Fax: 03-5403-7071E-mail: [email protected]: www.tokyoorientations.com

Information

Size Range of Units: 200m2 - 400m2

Bedrooms: 3-5 BedroomsParking Facilities: Parking/Guest Parking AvailableMonthly 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

InquiriesKen Arbour or Noriko KagamiCentury 21 SKY Realty, Inc.Tel: 03-3585-0021 Fax: 03-3585-0399E-mail: [email protected]: www.c21sky.jp

vanguard

4-3-36 Roppongi, Minato-ku, Tokyo

PRIMe ReSIdenTIAL PROPeRTIeS


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/

PRIMe OFFICe SPACe FOR RenT

JA Building | 1-3-1 Otemachi, Chiyoda-ku, Tokyo



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 overlook-

ing 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 ma-

jestic 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


Web: www.ph-azabutower.com


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

InquiriesMori Building Co., Ltd.Tel: 03-6406-6300 Fax: 03-6406-9360E-mail: [email protected]


ARK Mori Building | 1-12-32 Akasaka, Minato-ku, Tokyo


Information


Bedrooms: Studio - 3 bedroomsParking Facilities: JPY52,500- Monthly Rental: JPY331,500-

In 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.

InquiriesResidential Leasing DepartmentMORI LIVING (Mori Building Co., Ltd.)Tel: 03-6406-6662 Fax: 03-6406-9361E-mail: [email protected]: www.moriliving.com


ARK TOWeRS | 1-3-38/39/40 Roppongi, Minato-ku, Tokyo 106-0032


Information


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.


Atago Green Hills Forest Tower

2-3-1 Atago, Minato-ku, Tokyo 105-0002



Information


Bedrooms: 1 bedroom - 2 bedroomsParking Facilities: JPY63,000- Monthly Rental: JPY640,000-

You 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.



Atago Green Hills Forest Tower (Marriott executive Apartments) 2-3-1 Atago, Minato-ku, Tokyo 105-0002


Information


Bedrooms: 1 bedroom - 4 bedrooms+Study RoomParking Facilities: JPY52,500- Monthly Rental: JPY480,000-

Camphor. 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.


Motoazabu Hills

1-3-1/2/3 Motoazabu, Minato-ku, Tokyo 106-0032



Information



Here 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.



The Prudential Tower Residences 2-13-14 Nagata-cho, Chiyoda-ku, Tokyo 100-0014


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)

InquiriesMori Building Co., Ltd.Tel: 03-6406-6300 Fax: 03-6406-9360E-mail: [email protected]


Roppongi Hills Mori Tower | 6-10-1, Roppongi, Minato-ku, Tokyo


Information


Bedrooms: 1 bedroom - 4 bedrooms+Study RoomParking 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.


Roppongi Hills Residence C

6-12-3 Roppongi, Minato-ku, Tokyo 106-0032



InformationSize Range of Units: 30m2 - 90m2


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, 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.



Roppongi Hills Residence d 6-12-4 Roppongi, Minato-ku, Tokyo 106-0032


InformationCompany Activities/History

Oakwood in Japan offers the finest serviced apartments for businessmen

and families with three choices of living: Oakwood Premier, Oakwood Resi-

dence, 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


website: www.oakwoodasia.com/en/japan/default.aspx

Name of Buildings: Oakwood Premier Tokyo Midtown

Oakwood Residence Roppongi T-Cube, Oakwood Residence Azabu-

jyuban, Oakwood Residence Aoyama, Oakwood Residence Akasaka

Oakwood Apartments Shirokane, Oakwood Apartments Roppongi

Central, Oakwood Apartments Shinjuku


Oakwood Serviced Apartments


Information18 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.

InquiriesNoelle Coak Regus Japan K.K.ARK Mori Bldg. 12 Fl, 1-12-32 Akasaka, Minato-ku, TokyoTel: 0120-303-544 (toll free) E-mail: [email protected]

Regus Japan K.K.



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: [email protected]

Web: www-mitsui-chintai.co.jp/resident/english


Akasaka The Residence | 5-3-3 Akasaka, Minato-ku, Tokyo


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 world-

class 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


Web: www-mitsui-chintai.co.jp/resident/english


Park Axis Aoyama 1-chome Tower | 1-3 Minami Aoyama, Minato-ku, Tokyo


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 cur-

rently 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


Web: www.sakura-house.com

SAKURA HOUSe | 7-2-6 Nishi-Shinjuku, Shinjuku-ku, Tokyo 160-0023



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 OfficesA 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 solutionsSelect 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


Web: www.servcorp.co.jp

Our Serviced Office and Virtual Office locations in Japan:

● TokyoShinjuku Nomura Building, Level 32,Otemachi Tokyo Sankei Building, Level 27Yebisu Garden Place Tower, Level 18Aoyama Palacio Tower, Level 11Shinagawa Intercity Tower A, Level 28Shiroyama Trust Tower, Levels 16 & 27 Marunouchi AIG Building, Level B1Shiodome Shibarikyu Building, Level 21 (penthouse level)Hibiya Central Building, Level 14Ikebukuro Sunshine 60 Building, Level 45Nihonbashi Wakamatsu Building, Level 7Ariake Frontier Building, Level 9Marunouchi Trust Tower - Main, Level 20 (opening Dec 2009)

● OsakaEdobori Center Building, Level 9Hilton Plaza West Office Tower, Level 19

● NagoyaLucent Tower, Level 40Nikko Shoken Building, Level 4

● FukuokaOpening soon.

Also, around the world: Australia, New Zealand, South East Asia, China, India, Middle East, Europe, USA

Servcorp Japan



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: JPY290,000-

A 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


Web: www.sumitomo-latour.jp/lt/aobadai/english/

La Tour AOBAdAI | 3-6-28 Aobadai, Meguro-ku, Tokyo



Information

The La Tour series of leased luxury apartments is Sumitomo Realty &

Development’s answer to providing you with an exclusive living environ-

ment 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 five-

bedroom units.

Inquiries

Sumitomo Realty & Development Co., Ltd.

Tel: 03-3346-9510 and Toll Free: 0120-770-570


Web: www.sumitomo-latour.jp/english/

Luxury Apartments “LaTour” series



PROPeRTY SeRvICeS And OFFICe SOLUTIOnSLISTINGS


InformationBovis 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.

PROPeRTY SeRvICeS And OFFICe SOLUTIOnS

Bovis Lend Lease Japan, Inc.

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

InquiriesGordon HattonBovis Lend Lease Japan, Inc.Akasaka Enokizaka Mori Bldg. 3F, 1-7-1 Akasaka, Minato-ku, TokyoTel: 03-6866-5600 Fax: 03-6866-5607E-mail: [email protected]: www.bovislendlease.com


InformationLooking 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

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


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


Crown Records Management


InformationA World-wide Leading Office Furniture Manufacturer

- DesignOur 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.

- SustainabilityHaworth’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.

- KnowledgeWorkspace 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


Web: www.key-intl.com/contact.html


Key International Inc.


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



Meiho Facility Works Ltd.


InformationSIRVA 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


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.


SIRvA Relocation


InformationWorkplace 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


Web: www.wsi.jp/en


Workplace Solutions Inc.Ryoshin Ginza East Mirror Bldg., 3-15-10, Ginza, Chuo-ku, Tokyo 104-0061Tel. 03-3545-7377 Fax. 03-3545-7380

英文 Adobe Garamond Semibold 20pt

Adobe Garamond Regular 11.8pt

Workplace Solutions Inc.Ryoshin Ginza East Mirror Bldg., 3-15-10, Ginza, Chuo-ku, Tokyo 104-0061Tel. 03-3545-7377 Fax. 03-3545-7380

Adobe Garamond bold 19pt

Adobe Garamond Semibold 11.5pt

Nothing can be more disconcerting

than being lost from the get-go.

There was a time when a room’s

dimensions could be described in terms

of how many tatami mats fit inside it.

With most rooms now westernized, the

term “tsubo” comes into play. A tsubo

is approximately twice the size of one

traditional tatami mat, or around 3.3m2.

Even if you find the ideal location and

type of office, there are customary fees

that impact just how much the place

costs to rent. Key money, or eikin, is a non-

refundable payment to the person leasing

the office, and is probably the condition

that throws off foreigners the most. That

said, you can find places where the key

money is excluded, particularly with the

more expensive properties. The amount

can be as much as the equivalent of two-

months’ rent.

A non-refundable payment, oftentimes

deducted from a security deposit when

vacating an office, is the fixed amortization

fee. The amount is usually 1-2 times the

rent. There is a trend to make it based on

actual cost.

To conclude a lease contract, a

refundable security deposit, or shikikin,

is made. Bear in mind that what is

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

times the monthly rent for small to mid-

size office space, and 10-12 times for any

larger office space. There are cases where

it can be a fixed amount, rather than

multiples of the rent.

If there is a management fee entailed

in the lease conditions, this needs to be

clarified, since this charge can impact

upwards of 30% on the monthly rent

fee due. The management fee usually

covers “normal” (8:00-18:00) use of the

air-conditioning, with almost all lessors

charging for such service after 18:00.

Should you want to extend the office

lease, there is usually a non-refundable

renewal fee, equivalent of one-month’s

rent.

The sales tax payable is 5%, and is

applied to the office rent, management

fee, fixed amortization fee, key money and

renewal fee.

Other fees commonly charged are for

parking and cleaning.

Whether it be an ordinary renewable

lease contract or a fixed lease term

contract—the latter being non-negotiable

and costly should you wish to terminate

early—the actual costs for renting office

space need to be calculated before signing

on the dotted line.

D.U.

Coming to Terms Real estate should not be complicated by unfamiliarity with what is typical when it comes to renting office space.
