Tokyo BTL Cash Flow Modeler
Project real cash flow on a Tokyo buy-to-let. Models Japan mortgage interest (deductible), fixed asset tax 1.4%, city planning tax 0.3%, management fee + repair reserve, depreciation tax shield and non-resident 20.42% withholding.
Japan Tax Structure — BTL Cash Flow Specifics
Depreciation is the Japan BTL superpower — RC structures amortize over 47 years, wood over 22 years, creating a significant non-cash tax shield that often drives taxable profit negative while real cash flow is positive. Mortgage interest IS fully deductible.Fixed asset tax (1.4%) + city planning tax (0.3%) apply annually on the assessed value (~70% of market). Non-residents face 20.42% withholding on rental income — file a tax return to claim deductions.
Property & Mortgage
Rent & Running Costs
Growth & Tax
Monthly Net Cash Flow (Y1)
-¥342,076
Annual Net Cash Flow (Y1)
-¥4,104,911
Gross Yield
2.24%
Net Yield (Y1)
-2.74%
Annualised ROI on Cash
-7.82%
Break-Even Year
Never in period
Cash Flow Projection — 15 years
Year-by-Year Breakdown
| Year | Effective Rent | Mortgage Interest | Mgmt + Repair | Fixed + City Tax | Depreciation | Tax Due | Net CF | Cum. CF | Property Value |
|---|---|---|---|---|---|---|---|---|---|
| 1 | ¥3,225,600 | ¥2,284,898 | ¥450,000 | ¥1,785,000 | ¥1,914,894 | ¥0 | -¥4,104,911 | -¥4,104,911 | ¥157,500,000 |
| 2 | ¥3,322,368 | ¥2,229,355 | ¥450,000 | ¥1,874,250 | ¥1,914,894 | ¥0 | -¥4,109,731 | -¥8,214,642 | ¥165,375,000 |
| 3 | ¥3,422,039 | ¥2,172,578 | ¥450,000 | ¥1,967,963 | ¥1,914,894 | ¥0 | -¥4,116,631 | -¥12,331,273 | ¥173,643,750 |
| 4 | ¥3,524,700 | ¥2,114,539 | ¥450,000 | ¥2,066,361 | ¥1,914,894 | ¥0 | -¥4,125,770 | -¥16,457,042 | ¥182,325,938 |
| 5 | ¥3,630,441 | ¥2,055,209 | ¥450,000 | ¥2,169,679 | ¥1,914,894 | ¥0 | -¥4,137,316 | -¥20,594,358 | ¥191,442,234 |
| 6 | ¥3,739,354 | ¥1,994,562 | ¥450,000 | ¥2,278,163 | ¥1,914,894 | ¥0 | -¥4,151,449 | -¥24,745,807 | ¥201,014,346 |
| 7 | ¥3,851,535 | ¥1,932,567 | ¥450,000 | ¥2,392,071 | ¥1,914,894 | ¥0 | -¥4,168,357 | -¥28,914,164 | ¥211,065,063 |
| 8 | ¥3,967,081 | ¥1,869,193 | ¥450,000 | ¥2,511,674 | ¥1,914,894 | ¥0 | -¥4,188,243 | -¥33,102,407 | ¥221,618,317 |
| 9 | ¥4,086,094 | ¥1,804,412 | ¥450,000 | ¥2,637,258 | ¥1,914,894 | ¥0 | -¥4,211,318 | -¥37,313,725 | ¥232,699,232 |
| 10 | ¥4,208,676 | ¥1,738,191 | ¥450,000 | ¥2,769,121 | ¥1,914,894 | ¥0 | -¥4,237,808 | -¥41,551,533 | ¥244,334,194 |
| 11 | ¥4,334,937 | ¥1,670,498 | ¥450,000 | ¥2,907,577 | ¥1,914,894 | ¥0 | -¥4,267,952 | -¥45,819,485 | ¥256,550,904 |
| 12 | ¥4,464,985 | ¥1,601,301 | ¥450,000 | ¥3,052,956 | ¥1,914,894 | ¥0 | -¥4,302,002 | -¥50,121,487 | ¥269,378,449 |
| 13 | ¥4,598,934 | ¥1,530,566 | ¥450,000 | ¥3,205,604 | ¥1,914,894 | ¥0 | -¥4,340,225 | -¥54,461,712 | ¥282,847,371 |
| 14 | ¥4,736,902 | ¥1,458,259 | ¥450,000 | ¥3,365,884 | ¥1,914,894 | ¥0 | -¥4,382,904 | -¥58,844,616 | ¥296,989,740 |
| 15 | ¥4,879,009 | ¥1,384,346 | ¥450,000 | ¥3,534,178 | ¥1,914,894 | ¥0 | -¥4,430,339 | -¥63,274,956 | ¥311,839,227 |
Deposit
¥45,000,000
Loan Amount
¥105,000,000
Monthly Mortgage
¥398,686