REAL ESTATE VALUATION,
WITHOUT BORDERS

Japan Nationwide. Global Reach. Professional Expertise.

From Hokkaido to Okinawa, and across the world, we provide professional real estate valuation through our trusted network of local appraisal partners.

Any Property. Any Location. Any Market.
Market Value. Market Rent.

Discuss Your Valuation Needs Explore Our Services

1980

Established

1998

Global business since

Local

Expert network

Aligned

International quality control

Our Services

Two valuation services for cross-border decisions

We focus our English-language services on two areas where local knowledge and consistent quality control are essential.

Overseas commercial real estate representing valuation of property outside Japan

Service 01

Valuation of Real Estate Outside Japan

We coordinate valuations of overseas real estate through qualified local professionals who understand the market, legal framework, property rights and operating conditions of each location. Sanyu reviews the assumptions, methodology and reporting to support reliable decision-making.

Key applications

Acquisitions and disposals
Investment decisions
Financing and collateral review
M&A and business restructuring
Financial reporting and impairment review

View Overseas Valuation

Japanese real estate representing English-language valuation services in Japan

Service 02

English-Language Valuation of Real Estate in Japan

We prepare English-language valuation reports for Japanese real estate when overseas stakeholders, tax authorities, auditors, investors or advisers require a clear and professionally supported assessment.

Key applications

Inheritance and tax-related submissions
Overseas stakeholder reporting
Transactions involving Japanese real estate
Financial and internal decision-making

View English Valuation in Japan

Purposes of Valuation

Seven common purposes for crossborder and English-language valuation

Clients engage us for a range of purposes. These seven cover the majority of crossborder and English-language valuation assignments.

Collateral Valuation

We appraise the collateral value of real estate required for financing, based on local market conditions. At the point of lending, we also provide a fair and impartial second opinion on the valuation report submitted by the borrower.

Investment Decisions

For M&A transactions and property acquisitions, we assess fair value and income-generating capacity objectively and identify the associated risks. Our valuations reflect the income structures that differ by country, region and asset type.

Impairment Accounting

When impairment testing is required, we value overseas holdings alongside domestic real estate and support treatment consistent with the applicable accounting standards.

Due Diligence for Business Restructuring

We determine fair value and income-generating capacity to support restructuring and reorganisation decisions.

Inheritance Tax Filing

We calculate the value of inherited real estate in Japan in accordance with International Valuation Standards (IVS), in a form that can be submitted as supporting documentation for tax filings overseas.

Market Research

We research market trends, price levels and rental levels in the area under consideration, and provide reference material to support investment decisions.

Review of Valuation Reports and Opinion Letters

For overseas real estate, we prepare an English-language report by a local appraiser together with a review opinion aligned with the guidelines of Japan's Ministry of Land, Infrastructure, Transport and Tourism, and a Japanese-language summary. We also review English-language overseas valuation reports prepared by other firms and verify their reasonableness.

Our Approach

Local expertise, coordinated by Sanyu

Reliable cross-border valuation requires more than translating a report. It requires local market knowledge, clear valuation standards and disciplined quality control.

Local Market Knowledge

Local appraisers understand market rents, vacancy, yields, transaction practices and local property characteristics.

Legal and Regulatory Insight

Local professionals assess property rights, land-use controls, building regulations and country-specific legal conditions.

Sanyu Quality Control

Sanyu reviews valuation assumptions, methodology, cash-flow logic and consistency with the purpose of the assignment.

Efficient Crossborder Coordination

Sanyu orchestrates everything, relieving clients of unnecessary travel and communication burden across the assignment.

Step 1

Client

Inquiry, purpose, scope

Step 2

Sanyu Coordination

Scoping, review, delivery

Step 3

Qualified Local Expert

On-the-ground research

Step 4

Reviewed Valuation Report

Consistent, purpose-fit

Coordination is bidirectional: Sanyu and local experts iterate on assumptions, methodology and findings before final delivery.

Global Network

Connected to local expertise across key markets

Sanyu has developed international appraisal relationships since 1998. We work with alliance and cooperation partners to connect each assignment with professionals who understand the local market.

Sanyu holds comprehensive alliance agreements with appraisal firms in five countries and works with appraisers in more than ten further countries and regions.

Head Office, Tokyo Alliance Partners Cooperation Markets

Alliance Partners

United States
Joseph J. Blake and Associates, Inc.
LinkedIn
South Korea
Daeil Appraisal Board
Thailand
Agency for Real Estate Affairs Co., Ltd.
LinkedIn
Vietnam
TMS Consultancy
LinkedIn
Hong Kong
CHFT Advisory and Appraisal Limited
LinkedIn

Cooperation Markets

United Kingdom
Canada
Mexico
Brazil
Taiwan
India
Malaysia
Cambodia
China
Singapore
Indonesia
Australia
New Zealand

History

Expanding global reach since 1998

1980
Establishment of Sanyu System Jutakuyushi Corporation.
1983
Establishment of Osaka Sanyu System Corporation.
1989
Establishment of Nagoya Sanyu System Corporation.
1998
Began international business through a strategic relationship with Joseph J. Blake and Associates in the United States.
2006
Entered into a business alliance with Daeil Appraisal Board in South Korea.
2009
Expanded reciprocal valuation support between Japan and the United States.
2010
Established a relationship with Agency for Real Estate Affairs in Thailand.
2017
Registered as a firm regulated by the Royal Institution of Chartered Surveyors (RICS).
2020
Established a business relationship with TMS Consultancy Company Ltd. in Vietnam.
2025
Entered into a comprehensive alliance with CHFT Advisory and Appraisal Limited in Hong Kong, extending coverage across ASEAN markets including Singapore, Indonesia and Thailand, as well as non-ASEAN markets such as China.

Selected Experience

Experience across property types and cross-border requirements

Representative categories of engagements. Client, property and transaction details are held confidential.

Offices, Commercial and Mixed-Use Properties

Valuation and second-opinion review based on rental trends, vacancy, market rents, capitalization rates and cash-flow assumptions.

Factories and Industrial Properties

Valuation supported by research into local laws, property rights, environmental conditions, soil risk and building regulations.

Traditional Japanese ryokan inn with tatami room and garden

Hotels and Ryokans (Traditional Japanese Inns)

Hotels and hot-spring ryokans are strongly exposed to the economic cycle, and we value them both before opening and in operation. Alongside the income structure particular to hotel and ryokan operations, our valuations reflect visitor demand in the surrounding area, local labour and operating cost ratios, inflation and profit margins — information that can only be established on the ground.

Residential and Condominium Properties

Valuation of residential properties in markets such as the United States and resort locations, including tax-related assignments.

Modern hospital property representing valuation of hospitals and other property types

Hospitals, Golf Courses and Other Property Types

We appraise hospitals, golf courses and any other type of property, covering market value, rental value and relocation compensation.

Modern detached house in an upscale Japanese residential neighborhood

English Valuation for Inheritance of Japanese Real Estate

English-language valuation reports for Japanese real estate submitted to overseas tax authorities in inheritance-related matters.

Why Sanyu

Beyond Borders. Beyond Valuation.

Trusted Partners Across Japan and Around the World

Local Expertise, Global Reach

With trusted professional appraisal partners across Japan and around the world, we provide reliable valuation services wherever our clients' needs take them. Our international network connects local market expertise with a global perspective, enabling us to support cross-border assignments with confidence.

On-the-Ground, On Your Side

We believe reliable valuation starts with understanding the property and its market from the ground up. Our thorough on-site approach and close relationships with local professionals enable us to capture the realities of each market and deliver accurate, well-grounded valuation advice.

Trusted. Responsive. Reliable.

Built on decades of experience and trusted relationships, we respond quickly and flexibly to a wide range of valuation needs. From individual domestic property valuations to complex cross-border assignments, we are committed to delivering high-quality work with professionalism, responsiveness, and reliability.

Global Standards, Local Expertise

Professionals with internationally recognized real estate appraisal qualifications bring global standards and expertise to our valuation services. We combine international valuation perspectives with a deep understanding of local markets.

One Standard, Nationwide

With trusted appraisal partners across Japan, from Hokkaido to Okinawa, we deliver consistent speed, quality, and cost wherever the property is located. Our nationwide network enables us to provide the same high level of service across the country.

By the Numbers

Sanyu by the numbers

Figures that show the scale of our appraisal and survey practice in Japan.

38,336

Assignments per year

Real estate appraisals and price surveys combined. Source: MLIT, FY2025 Business Performance Report

Report formats

Survey report formats customised for clients (Survey Division)

620

Network professionals

Affiliated real estate appraisers and surveyors across Japan

838

Client companies

Annual average number of clients over the past three years

Banks served

City, government-affiliated, trust and regional banks that engaged us over the past three years

1.3x

Growth in detailed surveys

Average annual growth in complex professional survey assignments over the past three years

540

Hotel and ryokan valuations

Appraisals of hotels and ryokans over the past three years

Overseas valuations

Appraisals of overseas real estate over the past three years

1.5x

Growth in machinery and equipment appraisal

Average revenue growth over the past three years

93%

Municipal coverage

Share of Japan's municipalities where surveyed properties were located (annual average, past three years)

About Sanyu

Professional valuation expertise from Japan

Sanyu Appraisal Corporation was established in 1980 and provides real estate valuation, property research and related valuation services. Our international business began in 1998, supported by relationships with local professionals and a commitment to consistent quality.

Firm Profile

Corporate Name: Sanyu Appraisal Corporation
Corporate Address: 4th Floor, Hirakawa-cho Daiichi Seimei Bldg., 1-2-10 Hirakawa-cho, Chiyoda-ku, Tokyo, 102-0093 Japan
Representative: President: Hidechiyo Tani
Phone: +81-3-5213-9750 (Main)+81-3-5213-9792 (For questions or requests about real estate appraisal & survey)
Email: inquiry@sanyu-appraisal.co.jp
Branches: Osaka Branch:15th Floor, Senba Diamond Bldg., 2-1-30 Kyutaro-cho, Chuo-ku, Osaka-shi, Osaka, 541-0056 JapanPhone: +81-6-6266-0240
Nagoya Branch:12th Floor, Nagoya Fushimi Square Bldg., 1-13-26 Nishiki, Naka-ku, Nagoya-shi, Aichi, 460-0003 JapanPhone: +81-52-201-1651
Tohoku Branch:3rd Floor, Shinto Futsukamachi Bldg., 12-21 Futsukamachi, Aoba-ku, Sendai-shi, Miyagi, 980-0802 JapanPhone: +81-22-745-8130
Affiliate Companies: TAS Co., Ltd. (Web-based Desktop Real Estate Appraisal)Business Valuation Research Institute, Inc. (Business Evaluation in the Agriculture, Forestry and Fisheries Sectors)
Capital: 100 million yen
Employees: Approx. 180
Services: Real estate appraisals, surveys, market price valuations and market surveysPlant and equipment appraisals, building inspections
License / Registration: Government Registered Real Estate Appraisal CompanyGovernment Registered Real Estate BrokerGovernment Registered Architectural Design Firm
Membership: Royal Institution of Chartered Surveyors (RICS)Japan Association of Real Estate AppraisersTokyo Association of Real Estate AppraisersOsaka Association of Real Estate AppraisersAichi Association of Real Estate AppraisersAssociate of The Association for Real Estate SecuritizationTokyo Real Estate AssociationNational Association of Real Estate Transaction GuarantyJapan Building Owners and Managers AssociationTokyo Realtor Cooperative
Certified Appraisers: In-house: 30 Certified Real Estate Appraisers including MRICS, CFA, MAIOutside: 320 affiliated real estate appraisers and 290 real estate surveyors throughout Japan
ARES Certified Masters: 9 masters

News

Market reports and insights

Periodic reports and updates on the Japanese and international real estate markets, published in English.

March 2026Market Report

Contact

Discuss your valuation requirements with our team

Tell us the country, property type, purpose of valuation and required report language. Our team will review the scope and contact you regarding the next steps.

REAL ESTATE VALUATION, WITHOUT BORDERS