ブログ

Introduction

Japan is generally considered one of the safest countries in the world — low crime, high trust, and a well-organized legal system. So it may come as a shock to learn that one of the largest real estate fraud cases in history happened right here, in the heart of Tokyo.

In 2017, Sekisui House — one of Japan’s biggest and most reputable homebuilders — was swindled out of approximately ¥5.5 billion (around $50 million USD) by a group of sophisticated fraudsters known as “Jimenshis” (地面師).

---

What Is a Jimenshi (地面師)?

The word “Jimenshi” literally combines “jimen” (地面), meaning “ground” or “land,” and “shi” (師), meaning “master” or “expert.”

But these are no legitimate experts. Jimenshis are con artists who specialize in impersonating landowners — forging identities, documents, and seals to fraudulently sell properties they do not own.

Think of it as the real estate equivalent of selling someone else’s car using a fake ID and forged paperwork — except the stakes are hundreds of millions of yen.

---

How the Sekisui House Scam Worked

The target was a prime piece of land in Gotanda, Tokyo — a high-value property worth billions of yen. Here is how the fraud unfolded, step by step:

Step 1: Find a valuable property with a vulnerable owner

The fraudsters identified a large plot of land in Gotanda owned by an elderly woman living overseas. Because she was abroad and difficult to contact, she became the perfect target.

Step 2: Create a fake identity

The gang recruited a woman to impersonate the real landowner. They produced a sophisticated set of forged documents including:

• A fake passport
• A forged inkan (印鑑) — the personal seal used in Japan instead of a signature
• A fabricated inkan registration certificate (印鑑登録証明書)

Step 3: Deceive the buyer

The impersonator met with Sekisui House representatives, posing as the legitimate owner ready to sell. Despite some red flags along the way, the deal moved forward.

Step 4: Collect the money and disappear

Sekisui House transferred ¥5.5 billion. Shortly after, the fraud was discovered — but the money was gone.

---

Why Is This Possible in Japan?

Foreign buyers are often surprised to learn that Japanese real estate transactions rely heavily on the inkan (personal seal) system rather than handwritten signatures. Whoever holds the correct seal and its registration certificate is, in the eyes of the law, presumed to be the legitimate owner.

This system, while deeply embedded in Japanese culture, can be exploited if forged documents are convincing enough.

Additionally, Japan’s property registry (登記簿, toukibo) records ownership — but it does not automatically verify that the person selling is truly who they claim to be. This gap is where Jimenshis operate.

---

The Netflix Effect: “Jimenshitachi” (地面師たち)

In 2024, Netflix Japan released a drama series called “Jimenshitachi” (地面師たち / The Jimenshis), bringing this shadowy world of real estate fraud to a global audience. The show became a hit, introducing international viewers to a uniquely Japanese form of crime.

If you haven’t seen it yet, it’s a fascinating — and slightly terrifying — watch, especially if you’re considering buying property in Japan.

---

What This Means for Foreign Buyers

If you are a foreigner looking to purchase property in Japan, this case highlights several important points:

1. Always verify the seller’s identity independently

Do not rely solely on documents presented by the seller. Work with a trusted real estate agent and a licensed judicial scrivener (司法書士, shiho-shoshi) who can independently verify ownership records.

2. Use a reputable, licensed real estate agent

In Japan, real estate agents must hold a “takken” license (宅地建物取引士) and are regulated by law. A trustworthy agent acts as your safeguard.

3. Check the property registry directly

The toukibo (登記簿) can be accessed and verified. Always confirm that the person selling matches the registered owner — and that there are no unusual changes in ownership history shortly before the sale.

4. Be cautious of deals that seem rushed

Jimenshi scams often create a sense of urgency — “another buyer is interested,” “the owner is leaving the country soon.” Take your time. A legitimate seller will not pressure you.

---

Conclusion

The Sekisui House case is a powerful reminder that even the most experienced and well-resourced companies can fall victim to sophisticated fraud. For individual foreign buyers, the risks are just as real.

Japan’s real estate market is an excellent opportunity — but navigating it safely requires the right knowledge and the right partner.

At Inicle Realty, we specialize in helping foreign residents and international buyers purchase property in Japan with confidence. We guide you through every step of the process — in English — so you never have to face these complexities alone.

Have questions about buying property in Japan? Contact us today.

💬 Contact Us on WhatsApp