PROPERTY

INVESTMENT

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ABOUT US

PROPERTY INVESTMENT MANAGERS

We at PIM (Property Investment Managers) are a professional real estate sales organization for investors. Since our foundation, we have concentrated on only the most popular target communities in Tokyo to engage in our four business areas of sales, consulting, leasing, and development. Our concept in engaging in these business activities is to always approach the business from our customer’s perspective. Our detailed consulting services accurately grasp each individual customer’s needs so that we may recommend the product that fits them perfectly. We also ensure a long relationship with our customers based on trust through our comprehensive after-sales follow up support, such as providing tax related support or support for handling rent.

Today, real estate is garnering attention as the “fourth finance” at a time when the bright future promised to us based on life insurance and pensions begins to become unsure with unprecedented natural disasters, unstable policies, the declining birthrate and aging population, and the coming increases in consumption and inheritance tax. Real estate is being reassessed as a form of direct finance as part of asset formation in addition to its original purposes of living, lending, and borrowing, while the risks involved with real estate investment are being clarified. In addition to controlling risks through adequately supporting our customers, we at PIM shine light on an uncertain future through a correct understanding and constructive approach to provide the growing potential of real estate investment to all those who wish to experience a rich and rewarding lifestyle.

Occupation rate

98.99 %

(occupied properties / managed properties)

Seminars held

1,871 times

(including hosted and co-hosted)

Managed properties

3,327 units

Acquisition and supply record

4,734 units

(new development and used)

2024

23 th Anniversary

（Established in September 2001）

PIM's strengths

STRENGTHS 01

A wealth of experience and know-how cultivated over many years

PIM will celebrate its 20th anniversary in 2021. If you feel you lack knowledge or experience in condominium management, there is no need to be concerned. We intend on working closely with you, offering constructive advice and support.

STRENGTHS 02

Product expertise

We only introduce profitable locations to our clients. Our sales are focused on areas such as the 23 wards of Tokyo where you have the prospect of long-term stable rental returns.

STRENGTHS 03

Our leasing management track record

We only introduce profitable locations to our clients. Our sales are focused on areas such as the 23 wards of Tokyo where you have the prospect of long-term stable rental returns.

MANAGEMENT

1 Your mortgage is an alternative form of life insurance

If you use a housing loan or mortgage for your condominium management activities, you need to possess a particular type of credit insurance known as “group credit life insurance.” This is a policy wherein the balance of a mortgage is paid by the insurance company if the insured person dies or suffers a severe disability during the repayment of the mortgage or is diagnosed with a disease covered by special policy provisions, such as cancer. Typically, group credit insurance premiums are included in the mortgage interest rate. Rental income can be used for repaying the loan, and hence, the monthly cost of your repayments can be significantly reduced compared to stand-alone insurance premiums. In an unlikely event wherein the remaining debt needs to be paid by the insurance company, the policy holder may have peace of mind in that the underlying asset would still remain in the hands of family. If the property is sold, the family receives a considerable sum of money; if the property is retained, the family benefits from rental income.

2 Rental income can used as private pension income

Japan is renowned for having one of the highest rates of life expectancy in the world. If you are 60 years old, you can expect to enjoy another 21 years of life without having to work if you are a man or a further 27 years if you are a woman. The effects of a declining birthrate and an accelerating aging rate are exerting extreme pressure on the public pension system. Medical expenses incurred after the age of 70 can run to over 10 million yen, with some surveys suggesting that this can be up to 50% of total lifetime medical costs. Covering the costs of life after retirement out of savings and deposits can amount to several million yen. Our suggestion would be to fund this expenditure with a stable rental income from condominium management. If you set up a repayment plan to pay your mortgage before you retire, then you can use your monthly rental income to fund your life after retirement. In this way, you can ensure financial stability in later life without being solely reliant on a public pension.

3 Tax deductions for income and resident tax

If you lease the apartment you have purchased to a third party, the income you generate is “real estate income.” With respect to rental income, if you have a mortgage, then interest costs and depreciation (which is not a cash cost) are counted as tax deductible expenses in addition to property taxes and building management costs. Real estate income is accounted as a loss (negative income) if your book spend exceeds your income. Subtracting this deficit from income earned on your final income tax return (total profit or loss) enables you to claim an income tax rebate and a reduction in resident tax.

4 An alternative to high-yielding deposits

In an era of ultra-low interest rates, the yield (interest) from savings and deposits has become almost negligible. On the contrary, condominium management offers you a stable asset that is capable of generating annual rental income of 800,000–1,200,000 yen on an average. A condominium in central Tokyo has an average yield as high as 4%–6%.

5 A useful offset against inheritance tax

It is natural to look at ways of reducing the potential burden of inheritance tax on bereaved relatives in advance. In terms of valuing an inheritance, cash and securities are considered at face value, while investment condominiums offer a tax deductible discount. For tax valuation purposes, the building (fixed asset) is valued at 50%, and the land is valued at about 60%–80% of the prevailing market price. Furthermore, as the asset is leased out for investment purposes, the taxable value of the investment is only 70%–80% of this valuation. Therefore, in terms of cash, the final asset valuation for tax purposes might be equivalent to 30%–50% of the original market value.

SERVICE

Our four businesses

Sales We accurately grasp our customer’s needs to offer valuable real estate and suggest the optimal management approach.

Leasing We support property owners with full featured support for rent management and building and interior maintenance that is both attentive and swift.

Development We take the customer’s perspective to help them obtain real estate with long term stable value and help them move their business forward.

Consulting We propose ideas for asset formation by hosting real estate investment seminars.

MESSAGE

koichi mashima
Chairman and Chief Executive Officer

Thank you for visiting the website of PIM Co., Ltd.

Our main business is the sale of real estate for investment. True real estate investment means owning real estate and making use of it to steadily create assets, and we believe that makes real estate an effective vehicle as a financial product.

However, less experienced investors may be faced with concerns that outweigh the appeal or value of real estate, so we believe it is important for us as real estate professionals to interact with those customers sincerely and build a relationship of trust.

It is with great pride that we will reach our 20th year in business in 2021, an achievement made possible by the support of numerous individuals, for which we are eternally grateful.

Moving forward, I hope to be able to return that gratitude to not only those who have supported us to date but to many other individuals. We will continue to work hard so that as many people as possible can learn the appeal and value of real estate investment and strongly hope to assist you in asset formation for an abundant future.

katsuya amano
President and Chief Executive Officer

While it can often be heard via the media that the economy is heading towards recovery, many people may not be experiencing that in direct terms.

The word in Japanese for real estate, our livelihood here at PIM, is “immovable assets”, and it is a type of asset largely unaffected by the times. One can hold on to it with assurance over the long term, and it is an asset that provides stable profits. Recently, women and youths in their 20s and 30s have begun taking an interest in real estate investment.

This is likely because interest in owning assets that can generate stable long term profits is rising with concerns over the future of public pension systems and the news of increasing taxes, and many are beginning to feel that the only way to protect one’s livelihood today is to do it themselves.

Given this state of affairs, we believe that rather than simply buying and selling property, there is a need for “true real estate investment” in order to survive the coming times, in which real estate should be owned, leveraged, and used to steadily form assets.
Because we work with the high-priced product of real estate investment, sincerity and trust for our customers are of the utmost importance. Furthermore, we hope to support a better and more abundant life for our customers through real estate assets.

COMPANY

Company name: PIM Co., Ltd.
Established: September 4, 2001
Capital: 37.5 million yen
Location: MEPR Shibuya Building 4th Floor, 1-2-5 Shibuya, Shibuya-ku, Tokyo 150-0025
TEL/FAX: Tel (03)5468-5777　　Fax (03)5468-5788
Company officer: Koichi Mashima Director, Representative Director, and Chairman of the Board of Directors Katsuya Amano President and Representative Director Haruhiko Imasaka Managing Director
License: Real Estate Brokerage Governor of Tokyo (5) 80124
Rental housing management business　Minister of Land, Infrastructure, Transport and Tourism（1)004171
Apartment management business　Minister of Land, Infrastructure, Transport and Tourism(1)034723
Member of: All Japan Real Estate Association
All Japan Real Estate Federation
Banks: Aeon Housing Loan Service
Shinhan Bank Japan
ORIX Bank Corporation
Kita-Nippon Bank
Kiraboshi Bank
Credit Saison
Keiyo Bank
Kosan Shinkin Bank
Saikyo Shinkin Bank
The Sawayaka Shinkin Bank
JACCS CO., LTD.
Johoku Shinkin Bank
The Joyo Bank
The Sugamo Shinkin Bank
THE SEIBU SHINKIN BANK
THE TAIKO BANK
Daishi Hokuetsu Bank
Diamond Asset Finance Company Limited
Tokyo City Shinkin Bank
Tokyo Higashi Shinkin Bank
Towa Bank
Fintertech
Higashi-Nippon Bank
The Hokuriku Bank
Mizuho Bank
Sumitomo Mitsui Banking Corporation
Sumitomo Mitsui Trust Loan & Finance
Mitsubishi UFJ Bank
Yamanashi Chuo Bank
The Bank of Yokohama
RAKUTEN BANK
Resona Bank
Legal advisor: Ginza Ekichika Law Office Masami Ishikawa, Attorney
Group companies: Urbanest Co., Ltd.

Frontier Agent Inc.

Oakit Co., Ltd.

PIM Partners Co., Ltd.

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