Commission Calculator
Work out Japanese real estate agent fees under the Takken Act cap — 3% + ¥60,000 + 10% consumption tax per side. Compare vs fixed-fee brokerage services.
Sale
Above ¥4M: 3% + ¥60,000
Some discount brokers offer ¥200-500k flat.
Other Seller Fees
Commission (per side)
¥2,460,000
+ 10% CT: ¥246,000
Total per side
¥2,706,000
3.38% of sale
Combined Total
¥5,412,000
Seller + Buyer sides
Seller Pays
¥2,706,000
Buyer Pays
¥2,706,000
Standard — each side pays the full Takken fee to their own agent.
Seller Cost Breakdown
Takken vs Fixed Fee
Savings by choosing fixed fee over Takken (one side): ¥2,376,000
Takken Act (宅地建物取引業法)
The Takken Act sets the maximum commission a licensed Japanese real estate agent can charge per side: 5% under ¥2M, 4% + ¥20,000 from ¥2M-¥4M, 3% + ¥60,000 above ¥4M. Add 10% consumption tax. Each side (buyer / seller) pays their own agent separately.
Fixed-Fee Brokers
A growing set of discount brokers offer flat-fee services (¥200-500k) regardless of price. On a ¥80M property the Takken cap is 3% + ¥60k + CT = ¥2.7M+ per side; a ¥300k fixed fee saves most of that. The tradeoff: limited marketing, fewer negotiations, and often the buyer-side agent is still Takken-based.