The Dark Side of Japan’s Real Estate Industry

Nuki and Tobashi: Hidden Practices Foreign Buyers Should Know

Japan’s real estate market is often seen as safe, transparent, and highly regulated. However, there is a lesser-known side of the industry that many foreign buyers are not aware of.

Behind some property transactions, practices like “Nuki” and “Tobashi” can quietly take place—sometimes putting buyers at risk without them even realizing it.

What is “Nuki” (抜き行為)?

“Nuki” refers to a practice where an intermediary—such as a real estate agent—removes another party from a transaction in order to secure a larger commission.

For example, if a property is introduced through one agent, another agent may attempt to bypass the original introducer and deal directly with the buyer or seller. By doing so, they effectively cut out the original party and take full control of the deal.

This behavior can lead to disputes, lack of transparency, and a breakdown of trust between all parties involved.

What is “Tobashi” (飛ばし行為)?

“Tobashi” involves bypassing proper procedures or relationships in order to gain an advantage in a real estate transaction.

In some cases, a buyer may be introduced to a property through one agency but later attempts to approach the seller through another route—often to avoid fees or obligations. In other situations, agents themselves may facilitate such actions.

Like “Nuki,” this practice undermines fairness and can expose clients to unnecessary risks.

Why This Matters for Foreign Buyers

For foreign investors and residents, these practices can be especially difficult to detect. Language barriers, unfamiliar systems, and differences in business culture can make it easier to unknowingly become involved in problematic transactions.

Understanding these risks is the first step toward protecting yourself and making informed decisions.

How to Protect Yourself

• Work with reputable and transparent real estate professionals
• Clearly understand agency agreements before proceeding
• Avoid bypassing agents or engaging in side negotiations
• Keep written records of all communications and introductions

Our Commitment

While these practices do exist, many real estate professionals in Japan operate with integrity and transparency. Choosing the right partner makes all the difference.

At our company, we are committed to providing a fair, transparent, and trustworthy real estate experience for all clients, including international buyers.

If you are considering buying property in Japan, working with a reliable agent is essential. Please feel free to contact us for guidance and support.