Selling real estate in Tomakomai | From valuation to handover, brokerage vs. direct purchase, fees and taxes
When people in Tomakomai think about selling a house or land, many get stuck on three questions: “How much can I sell it for?”, “Where do I start?” and “How much tax will I pay?” In this article, we explain in order, from the viewpoint of a local real estate company, the timing for selling in Tomakomai based on the 2026 official land prices, the steps from valuation to handover, when to use brokerage or direct purchase, and how to calculate fees and taxes.
2026 in Tomakomai: a tailwind for sellers
In the 2026 official land price survey, the average change across 47 residential sites in Tomakomai was +4.15%, and the average price was ¥20,291 per m² (about ¥67,000 per tsubo; 1 tsubo = 3.3 m²). By district, the rise in the east stands out.
| Site (residential land) | 2026 ¥/m² | Change |
|---|---|---|
| Takuyu Higashimachi 6-chome | 49,800 | +7.1% |
| City residential land average | 20,291 | +4.15% |
| City residential land median | 19,000 | — |
| Tarumae (lowest in the city) | 830 | — |
Source: MLIT official land prices (2026). On the other hand, commercial land in front of the station (Omotemachi) keeps falling, so even within Tomakomai there is a split: “residential land rises, commercial land in the center falls”. If you are selling a house, at least for now this is not a time to worry about falling prices. However, the rate of increase is slower than in Chitose (+6.77%), and our view is that there is not much to gain by waiting longer than necessary.
The selling process (7 steps)
- Request a valuation: Apply with the property type, location and your contact details. The certified copy of the registry, floor plan and property tax assessment details make the valuation more accurate.
- Decide how to sell: Brokerage or direct purchase (see the next section). Sort out when you want to sell and the minimum amount you need to receive.
- Sign a brokerage contract: Choose an exclusive brokerage contract (senin baikai: one company, which must report to you at least once every two weeks) or a general brokerage contract (ippan baikai: several companies).
- Marketing: The property is advertised on the real estate industry network (REINS), portal sites, the company’s own website and flyers. You will need to allow viewings.
- Sales contract: You receive a deposit (tetsukekin) from the buyer (usually 5 to 10% of the sale price).
- Preparing for handover: Pay off the mortgage and cancel the mortgage registration, confirm the boundaries, dispose of belongings left behind, and settle utility bills.
- Receive the balance, hand over and file a tax return: After handover, file a tax return in February or March of the following year (required if you use a special tax rule).
In Tomakomai, three to six months from valuation to handover is standard. If you want to match the timing of a job transfer, getting a valuation done early gives you more time.
Brokerage vs. direct purchase
| Brokerage | Direct purchase | |
|---|---|---|
| Buyer | Ordinary individuals or companies | A real estate company |
| Price | Market price | About 70 to 80% of the market price |
| Time | 3 to 6 months | 2 weeks to 1 month |
| Brokerage fee | Yes | No |
| Viewings | Required | Only one site inspection |
| Contract non-conformity liability (keiyaku futekigō sekinin) | Generally applies (usually for a limited period) | Can often be waived |
| Suits people who | Have time and want a higher price | Are in a hurry, do not want neighbors to know, have many belongings left behind, or have an old building |
We handle both brokerage and direct purchase. You can also “advertise through brokerage for three months first, and switch to direct purchase if it does not sell”.
Costs of selling
Brokerage fee
The maximum is set by the Real Estate Brokerage Act. For a sale price over ¥4 million, it is “price × 3% + ¥60,000 + consumption tax”. For example, for ¥20 million, the maximum is ¥726,000 (including tax).
Under the July 2024 amendment, the maximum for properties with a sale price of ¥8 million or less became ¥330,000 (including tax). Many suburban properties and old detached houses in Tomakomai are in this price range. When this applies, the fee must be explained and agreed when the brokerage contract is signed. We also explain it in line with the amended law.
Other costs
- Registration cost to cancel the mortgage: about ¥10,000 to ¥20,000 (including the judicial scrivener’s (shiho-shoshi) fee)
- Stamp duty: a revenue stamp attached to the sales contract. ¥10,000 for over ¥10 million up to ¥50 million (with the reduced rate)
- Survey costs: needed for land whose boundaries are not confirmed. About ¥300,000 to ¥800,000
- Demolition and disposal of belongings: if you hand over cleared land or the house is vacant
Taxes on selling
Tax is charged on the “capital gain”: the sale price minus the acquisition cost (the purchase price plus costs at the time of purchase; if unknown, 5% of the sale price) and the selling costs. The tax rate depends on how long you have owned the property.
| Ownership period (as of January 1 of the year of sale) | Tax rate (income tax + resident tax + special reconstruction income tax) |
|---|---|
| Over 5 years (long-term capital gain) | 20.315% |
| 5 years or less (short-term capital gain) | 39.63% |
Selling your own home: the ¥30 million special deduction
If you sell a house you lived in (by the end of the third year after you stopped living there), you can deduct ¥30 million from the capital gain. At Tomakomai house prices, most people pay no tax.
Selling an inherited vacant house: the ¥30 million special deduction for vacant houses
There is also a ¥30 million deduction if you inherit your parent’s house built on or before May 31, 1981, and sell it by the end of the third year after the inheritance. You need to obtain a “Confirmation of the Deceased’s Residential House” (hisozokunin kyojuyo kaoku-to kakuninsho) from Tomakomai City Hall. You apply with the deceased’s removed resident record, the heir’s resident record, a copy of the sales contract, and documents showing the house was vacant.
Three points for selling faster and at a higher price
- Look at the valuation from several angles: Do not decide based only on a desk valuation figure. Also check how many months it is likely to take to sell at that price
- Prepare documents first: The certified copy of the registry, the building confirmation certificate and inspection certificate, equipment warranties and the renovation history. In Tomakomai, information on cold-climate specifications (insulation, heating, hot water) helps buyers decide
- Be flexible on the handover date: Buyers who are being transferred have a fixed move-in date, so allowing some flexibility on the handover date makes it easier to close a deal
From our office in Honkocho, Tomakomai, we handle sales brokerage and direct purchase of houses, land, condominiums and business properties. A valuation is fine even if you have not decided whether to sell. Please apply with three items: the property type, the location and your contact details.
This page was machine-translated. The Japanese original prevails.
Frequently asked questions
Is the valuation free? Is it OK if I do not sell?
It is free. We accept requests with three items: the property type, the location and your contact details. We give you the result in a few days for a desk valuation, or about one week for an on-site valuation. If you decide not to sell after the valuation, there is no charge.
Which is better, brokerage or direct purchase?
Choose brokerage if you have time and want the highest possible price. Choose direct purchase if you want cash within a month, do not want neighbors to know, or have many belongings left behind. A direct purchase price is usually 70 to 80% of what the property would sell for through brokerage. We handle both, and you can also switch to direct purchase if the property does not sell through brokerage within a set period.
Can I sell if I still have a mortgage?
Yes. Usually you pay off the loan with the sale proceeds, cancel the mortgage registration and then hand over the property. If the sale price is lower than the loan balance, you need to cover the shortfall with your own money or talk to your lender, so please check your balance early.
How much tax will I pay on the sale?
Tax on the profit from the sale (capital gain) is about 20% if you have owned the property for more than 5 years, and about 39% if 5 years or less. If it is a house you lived in, the ¥30 million special deduction often brings the tax to zero. There is also a separate ¥30 million deduction for an old inherited family home, for which you obtain a confirmation document from Tomakomai City Hall.
Consultations on selling and vacant houses are free
We can start a valuation with just three things: the property type, its location and your contact details. You do not need to have decided to sell yet.
Banana House Inc., 1-1-1 Honkocho, Tomakomai. We never use pushy sales. Please write in English or Japanese.
Sources and data
- Data retrieved: 2026-10-05. All prices are official public data and do not include our own estimates.
Yuki Nakazawa (President, Banana House Inc.) reviewed the Japanese original of this article. As a licensed real estate broker, we follow the Japanese rules for real estate advertising.
