**
When moving.
Do you remember choosing your own electricity or gas?
Most people probably don't.
"We'll handle the electricity for you."
That one sentence probably ended it.
But it wasn't that you didn't choose.
A flow that didn't let you choose was designed from the start.
First, for renters. Initial costs can be cut.
Before talking about buying a house, let's talk about renting.
Initial rental costs. There are lines in that estimate that can be removed.
Fire insurance.
The designated product usually costs around 20,000 yen for two years.
If you say, "I'll join one myself," you can find online plans for around 4,000 yen a year.
The difference exceeds 10,000 yen.
Disinfection/antibacterial treatment. 24-hour support.
These are 10,000 to 20,000 yen each. These are often optional items.
With one sentence, "Please remove these," they might disappear.
Brokerage fees.
The legal principle is 0.5 months' rent + tax.
It only becomes 1 month if you consent.
Try asking, "The principle is 0.5 months, right?"
And the designated electricity.
Even if you are forced to sign up, you can switch via smartphone after moving in.
In many cases, it's free and takes 10 minutes.
(Gas depends on the property. If it's city gas, you can often switch.)
In total, it's tens of thousands of yen per move.
It's just the difference of whether you know the words or not.
Now, let's talk about buyers.
This is where the real talk begins.
The moment you sit down, you are categorized as a sucker or a respected client.
Real estate agents.
They are watching you the moment you sit down.
"Does this client know?"
"Or do they know nothing?"
Clients who know nothing are good suckers.
They respect clients who know.
The dividing line is just one question.
I'll give you a phrase you can use exactly as it is later.
Double-sided brokerage and withholding. A 28 million yen house sold for 25 million.
First, let's talk about the methods.
Real estate agents can sometimes take commission twice in one transaction.
Once from the seller. Once from the buyer.
This is "double-sided brokerage." The profit doubles.
So, they do this:
Even if another company says, "We have a client who wants to buy this house," they refuse.
They lie and say, "Sorry, it's already under negotiation." They hide the property.
This is "withholding" (kakoi-komi).
What happens as a result?
For example, a house that could have sold for 28 million yen is sold for 25 million yen.
Such things can happen.
You lose the 3 million yen difference.
This is not a threat.
There are actual cases reported by active licensed real estate agents.
A seller put land on the market for 50 million yen.
The agent received two purchase offers for 48 million yen from individual clients.
But the agent didn't tell the seller.
Instead, they only brought an offer for 42 million yen from a home builder.
Because they had a promise to be entrusted with the sale of two new houses from that builder.
The agent wins three times with one stone.
The seller lost 6 million yen without knowing it.
Moreover, the seller might still not know that there were offers for 48 million yen.
Reporting purchase offers is mandatory by law.
Withholding has also become subject to administrative disposition since 2025.
Still, it hasn't disappeared.
There are three countermeasures:
1. Use a general brokerage agreement and ask multiple companies.
2. Make them show the REINS registration certificate and status.
3. Choose a company that doesn't do double-sided brokerage.
I'm not the only one saying this.
Real Estate G-Men Takishima, who has 650,000 subscribers.
He also repeatedly exposes double-sided brokerage and withholding.
If you're interested, check out his channel.
Just say this one sentence before the contract.
If you stay silent, you become a "client who doesn't know."
So, you say it at the beginning.
"Is this double-sided? Or single-sided?"
And one more thing.
"Please register it on REINS and let inquiries from other companies through."
REINS = A property sharing system between real estate agents. Once it's on there, it can't be hidden.
Just this changes the other party's attitude.
"Ah, this client knows."
It becomes harder for them to do anything blatant.
It's like a client at a hair salon who can say, "The usual cut, please."
It's enough just to convey that you know.
However, this is a defensive move.
I'll talk about the main question later.
New construction loses 10 million the moment you live in it.
The price of new construction includes many things.
Advertising costs. Sales labor costs. Company profit.
Therefore, the moment you move in, the price drops in the used market.
Generally, it's said to drop by 20-30%.
For a 60 million yen new condo, you have an unrealized loss of over 10 million yen the day you start living there.
It's only called new until you receive the keys.
The moment you start living there, it's already used.
The countermeasures are:
**- Aim for lightly used properties
- Research the used market price in that area first
- Check the selling price a few years later before buying**
Wealthy people decide based on "how much it will sell for."
Ordinary people think:
"How much can I buy it for?"
In other words, the entry.
Wealthy people are different.
"How much will it sell for?"
In other words, the exit.
They think about selling before they buy.
It's the same for houses and cars.
How much will it sell for in 3-5 years? Research that first.
Choose things that don't lose value easily.
An FP who has dealt with wealthy people says the same in a Weekly Diamond article.
Wealthy people calculate backward from the exit.
So, the main question you should ask before the contract is this:
"How much will this property sell for in 5 years?"
With this one sentence, the salesperson is tested.
A salesperson who answers smoothly is, at the very least, one who considers the exit.
Wealthy people had tax accountants. You have AI.
Why aren't wealthy people made into suckers?
The answer is simple.
Because they had someone to consult with before the contract.
Tax accountants. Lawyers.
They could ask in advance, "Is this contract okay?"
Ordinary people didn't have that.
But now, you do.
It's AI.
Contracts, estimates, property materials.
Just take a photo and let the AI verify it.
Reproduce the initial consultation of an expert with AI.
If you ask "Is this okay?", you get nothing back.
I'll say something important here.
Amateurs ask AI like this:
"Is this a good property?"
Nothing will come back from that.
If you give it the situation and perspective, AI suddenly becomes an expert.
I'll give you three questions you can use as they are.
You can use them just by swapping the property information.
1. When you suspect withholding (for sellers)
1It has been 3 weeks since I signed an exclusive専属専任 brokerage agreement with XX Real Estate to sell a used condo, but there has only been one viewing.23I want to verify the possibility of "withholding" by the real estate company, so please tell me the following three points:451. Which items should I check on the REINS (property sharing system for agents) registration certificate?672. Three questions to check the sales status without letting the person in charge know I suspect withholding.893. Specific steps to switch to another real estate company if withholding is suspected.10*Please include conditions for canceling the exclusive agreement midway and the possibility of penalties or costs.
2. When checking the unrealized loss of new construction (for buyers)
1Considering purchasing new condo XX (X min walk from station, X sqm, XX million yen).231. General percentage of sales expenses and advertising costs included in this price.42. How to compare with the price per tsubo of used properties within 5 years of age in the same area.53. Estimate the assumed drop rate if sold immediately after moving in (with reservations). Also, a list of questions I should ask the salesperson.
3. When verifying the exit (for buyers)
1I want to verify the exit on the premise of selling this property in 5 years.2Conditions: XX Line XX Station X min walk, built in Year X, XX million yen.31. Factors affecting the assumed sale price in 5 years in order of importance.42. Demographics and supply plans for this area.53. Does the property meet conditions that make it easy for a buyer in 5 years to get a loan?6Provide three scenarios: optimistic, neutral, and pessimistic.
There are three common patterns:
**1. Give the situation in numbers
- Specify the perspective by number
- Make it output the questions and phrasing to ask the salesperson**
If you give it this much, the AI won't stay silent.
AI knows the logical truth. Only people who were inside know the vital points.
However, there is a caution.
You must not take AI at face value.
AI is strong in law and generalities.
But it doesn't step into the backside of the field.
For example, if you ask about withholding, AI will answer correctly.
"Let's check the REINS registration."
As a procedure, it's the correct answer.
But I say this as someone who was on the selling side.
The core lies in the structure of the person in charge's salary.
If they close a deal with a double-sided brokerage, their evaluation goes up.
So, just checking the procedure won't prevent it.
You have to go as far as saying this to the person in charge:
"If there's an application via another company, please share it with me directly on the same day."
Get a commitment.
AI knows the answer.
However, only people who were inside know where to ask to hit the vital point.
**
I was on the side that created it. And I was also on the side that was plucked.
I'll be honest.
I am not a real estate agent.
But I was on the side creating that "flow that doesn't let you choose."
At the time, I was selling new electricity.
Normally, you can only get one electricity contract at a time.
So I teamed up with real estate companies.
Incorporate the new electricity contract into the rental contract procedure from the start.
The tenant just signs the documents.
Without even the consciousness of having "chosen" electricity, the contract is finished.
The opening "We'll handle the electricity for you."
I was designing that flow.
Even if the tenant doesn't move, contracts pile up automatically.
With this system, I took first place in the country.
So I know the tricks. Because I was on the side that created them.
But the story doesn't end there.
Later, I also turned to the side that was plucked.
I sold my business and got tens of millions of yen.
I lost that money.
I lost it due to ignorance of taxes.
Furthermore, I also lost it in investment scams.
Tens of millions of yen disappeared from my account.
The figurehead was a face seen on TV.
The side that creates and the side that is plucked.
There aren't many people who know both.
For those who couldn't choose to turn to the side that chooses
"I'm not an expert anyway."
I understand that feeling.
But it's not that you are bad.
You just didn't have anyone to consult with.
The wealthy had them, and you didn't.
That's the only difference.
And that gap is already closing.
There is AI.
You just need to copy the questions in this article.
There is only one thing to do.
Ask the AI before the contract.
Just with that, you change from a sucker to a respected client.
Were you choosing?
Were you choosing your electricity?
Were you choosing your real estate agent?
Were you even being made to choose the option of new construction?
I wasn't able to choose.
How did someone who couldn't choose turn to the side that chooses?
**
Finally, a little bit about my story
As I wrote earlier, I lost tens of millions of yen.
I knew nothing about taxes.
That tens of millions wasn't money I earned, but "money I was just temporarily holding."
And with an investment where a celebrity was the figurehead, the rest disappeared.
What I believed in was not information, but "authority."
During the time I couldn't trust people, I met AI.
With a partner who has no motive to lie and logic alone, I rebuilt.
I'll tell you the result first.
I am currently unemployed.
Yet, I live in a tower mansion.
The view from 140m above ground.
It's not me working, it's the AI.
How did I get here from the side that lost everything?
I put the whole record into one Note.
It's not a pretty success story.
I wrote about debt, betrayal, and distrust of people without hiding anything.
If you are having a hard time now, it might be a story that overlaps somewhere.
Today's talk is just the tip of the iceberg
6 million in real estate.
But what you lose just by "not knowing" is not just a house.
Insurance. Tens of thousands of yen a year for riders you joined as told.
Cars. Rejoicing at a discount, then losing hundreds of thousands when selling.
Taxes. Tens of thousands of yen every year without knowing the deductions you can use.
Subscriptions and fixed costs. Thousands of yen every month without reviewing.
Try adding them all up.
For a lifetime, it becomes a difference that can buy a car.
Why can I see through these "systems"?
Because I was on the side that created them and also fell to the side that was plucked.
The record of both is that Note from earlier.
By the time you finish reading, you will also have taken a step out of the "side that is made to choose."
Will you continue to be on the side that is exploited?
Or will you know and turn to the side that protects?
It's you today who decides.
Thank you for reading to the end.
