Brokerage fee — total (incl. tax, cap)
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Brokerage fee (excl. tax)
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Consumption tax (10%)
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What is the brokerage fee?
The brokerage fee is the success fee paid to a real-estate agent when a sale contract closes. Japanese law caps it, and an agent cannot charge above the cap. If no contract is concluded, no fee is due in principle. This tool computes that legal maximum.
Quick-reference table (incl. tax)
For the common price range above ¥4,000,000, the brokerage-fee cap (consumption tax included) is as follows.
| Sale price | Fee cap (incl. tax) |
|---|---|
| ¥10M | ¥396,000 |
| ¥30M | ¥1,056,000 |
| ¥50M | ¥1,716,000 |
| ¥80M | ¥2,706,000 |
| ¥100M | ¥3,366,000 |
How the cap is calculated
Each price band is charged at its rate and summed. Above ¥4,000,000 the quick formula is handy: price × 3% + ¥60,000.
| Price band (excl. tax) | Maximum fee (excl. tax) |
|---|---|
| ≤ ¥2,000,000 | price × 5% |
| ¥2,000,000–4,000,000 | price × 4% + ¥20,000 |
| > ¥4,000,000 | price × 3% + ¥60,000 |
A 10% consumption tax applies on top of the above.
Brokerage fee & consumption tax
The brokerage fee is a service charge and therefore taxable. The amount from the formula (×3% + ¥60,000, etc.) is exclusive of tax; the actual payment adds 10%. For a ¥30M property the cap is ¥960,000 + ¥96,000 tax = ¥1,056,000.
Market norms — “both-side” vs “one-side”
In practice most agencies charge the legal cap, which is effectively the going rate. An agent may collect from both seller and buyer (“both-side”) or from only one party (“one-side”); a both-side deal can leave more room to negotiate the fee.
When it is paid
Commonly, half is paid at the sale contract and the remaining half at handover (settlement). The exact timing depends on the brokerage agreement.
Tips on negotiating
The figure is a cap, so it is reasonable to discuss a discount. Agents are likelier to agree on both-side deals or when the purchase is firm and likely to close. Still, compare not only the fee but the quality of service and support.
Costs beyond the brokerage fee
Buying also involves acquisition tax, registration and stamp taxes, registration fees, mortgage handling and guarantee fees, and fire insurance. Specially requested advertising costs, or on-site survey costs for low-price properties (≤¥8M), may be billed separately. Estimate purchase tax with the acquisition-tax tool and ongoing tax with the property-tax tool.
FAQ
Is the brokerage fee capped by law?
Yes. The cap is tiered (5% up to ¥2M, 4% on ¥2–4M, 3% above ¥4M, plus tax). The quick formula (price×3%+¥60,000+tax) applies above ¥4M.
When is the brokerage fee paid?
Customarily half at contract signing and half at settlement (handover). Terms can vary by agreement.
When do I pay?
Typically half at the sale contract and the balance at handover.
Can it be discounted?
It is a cap and may be negotiated lower — but check what service is included.
Do I pay even without a contract?
It is a success fee, so in principle nothing is due unless a sale contract is concluded.
* This estimates the legal cap under the Transaction Business Act. Actual fees and costs vary with the deal, the property and the agency. Confirm details with your real-estate agent or a professional.