Towers are the luxury ruins of the future… Ultra-wealthy people are secretly targeting “low-rise fortresses” in central Tokyo… The reality is that they are being secretly traded for 9.5 billion yen.

Katsuhide Takahashi, a financial consultant, pointed out the lack of exit strategies and the hassle of Tawamans, and cut the myth to pieces. So, where are the “truly wealthy” who have given up on townhouses living?

They are secretly shifting to “high-end low-rise residences (low-rise fortresses)” in prestigious areas such as Minato-ku and Shibuya-ku. How are these rare properties, which offer complete privacy and security, free from elevator congestion and resident caste, traded under the radar?

The answer is provided by Katsuhide Takahashi, president of Malibu Japan, who has published a new book titled “Super Riches Don’t Need Omotenashi” (Kodansha + Alpha Shinsho), which provides an in-depth look at the realities of the wealthy. What he did not fully explain in his book is what only the ultra-wealthy know about the reality of a true life home that “money alone cannot buy,” even if you have hundreds of millions of yen in cash.

Why do the wealthy abandon townhouses?

On the one hand, they are landmarks of the city, with unparalleled views, convenient proximity to stations, and luxurious common areas. On the other hand, it takes time to get out of your room, there is noise and social hassle, there is the risk of power outages due to earthquakes or typhoons, and above all, the final “exit strategy,” whether it is rebuilding or demolition, is uncertain. The final “exit strategy,” such as rebuilding or demolition, is uncertain in some aspects. The affluent class, which is characterized by its aversion to hassle, sensitivity to risk, and value of time more than the general public, is not a good match for townhouses, which is why many affluent people are not interested in them.

They are not looking for a short-term capital gain investment, a tax-saving measure for inheritance tax, a curiosity to see what it is like, to create a buzz, or for experience, a second home, or for their sons and daughters who move to Tokyo, but for a permanent residence. It is unlikely that many wealthy people will choose a townhouse for their final residence in the near future.

The target is a “low-rise fortress” in the heart of Tokyo. The target is a “low-rise fortress” in the heart of the city.

In this environment, the wealthy are secretly shifting to “high-end low-rise residences (low-rise fortresses)” quietly located in prestigious areas such as Minato-ku and Shibuya-ku.

Although there is no clear definition of “high-end low-rise residences,” the wealthy particularly prefer luxurious properties with three to five floors above ground and a total of only 10 to 30 units, each with a large private floor space.

These quiet residences are located on high ground in a predominantly low-rise residential area, not far from major train stations. The design and specifications that maximize the appeal of the land are appealing, and the residents enjoy the privacy and security of a luxury hotel with the presence of a concierge, doorman, and butler, numerous security cameras, facial recognition system, 24-hour security, and private elevators.

Why are these under-the-radar, top-secret sales?

The number of such high-end, low-rise residences in central Tokyo is small, and they are rarely seen on general real estate portal sites.

Real estate sales companies of major developers such as Mitsui Fudosan Realty, which is said to have the largest list of wealthy people among Japanese real estate brokerage firms, and real estate brokerage firms such as Ken Corporation and List Sotheby’s, which are strong in high-end properties in central Tokyo, fall into this category.

Normally, the seller of a new building will have a website for the property before it goes on the market, and the property will also be listed on major real estate portal sites. However, in the case of these high-end low-rise residences, the sales company sends property information only to a limited number of clients, and the deal is concluded after a tour of the property and individual consultations. This means that the sale is conducted behind the scenes, without the general public’s knowledge.

More than a townhouse?　Unshakable asset value

Located in prestigious areas in Minato-ku and Shibuya-ku, these high-end low-rise residences are rarely available on the general market, and are said to require not only asset background but also social status when purchased. These properties maintain high asset values due to their location, strong security, privacy, and limited number of units.

The equity of each unit in a high-end low-rise residence is so large in relation to the site area that it is equivalent to owning the land itself in the heart of the city. Although the property is extremely expensive because of this, the value of the land does not waver even if the building ages, and in fact, in many cases, the asset value is increasing.

Because there are no residents who introduce their residences on social networking services, as is the case with townhouses, high-end low-rise residences in central Tokyo are veiled and rarely revealed to the public. As I wrote in my book, “Super-rich people do not need hospitality,” the wealthy do not disclose their properties to the public.

What is a 9.5 billion yen penthouse?

MARQ OMOTESANDO ONE” (completed in November 2009, 4 floors above ground and 1 basement floor, 14 units) is a representative of high-class low-rise residences in the city center.

It is located in Jingumae, Shibuya-ku, a 2-minute walk from Meiji-jingumae subway station, behind Laforet Harajuku. The average private floor space is 268 square meters, and the kitchen and bathrooms are equipped with the finest home equipment and appliances from Germany, including DORNBRACHT, Miele, and GAGGENAU.

There is a direct elevator from the parking garage, and in addition to 24-hour concierge and security guard services, valet parking, porter service, and house management and housekeeping services are also available.

The penthouse occupies the entire top four floors and is 626.93 square meters in size, with four bedrooms, multiple balconies, and a private pool. The penthouse was initially sold for approximately 6.76 billion yen, or more than 35 million yen per tsubo. According to EQT, a Swedish private equity firm that developed the property, the penthouse was sold in 2013 for approximately 9.5 billion yen, or over 50 million yen per tsubo (Bloomberg, May 27, 2013).

Superb Residences in Shoto and Other Areas of Shibuya Ward

In addition to MARQ OMOTESANDO ONE, there are many other high-end low-rise condominiums in Shibuya Ward, mainly in upscale residential areas such as Shoto, Kamiyamacho, Nampeidai, and Hiroo.

PROUD SHOTO Icchome” (completed in November ’11, 4 stories above ground, 9 units) is the ultimate small-scale residence with a total of 9 units, and consists only of corner rooms over 100 square meters in size.

Grande Maison Shoto” ( completed in February 2008, 4 floors above ground and 1 basement floor, 26 units) has 37 flat parking spaces for a total of 26 units. From the parking lot on the first basement floor, four elevators directly connect the building to each floor.

Classy House Shoto” ( completed in December 2004, 3 floors above ground and 1 basement floor, 8 units) boasts an average private floor area of 167.29 m², and there are 13 underground parking spaces for 8 units.

In addition, the following high-end low-rise residences in Shibuya Ward also boast strong popularity among wealthy people.

• Grands Ovel Nanpeidai” ( completed in March 2004, 3 floors above ground and 1 basement floor, 17 units)
• Cloisters Hiroo” ( completed in March 2004, 3 floors above ground and 1 basement floor, 17 units)
• The Park House Grand Kamiyamacho” (completed in November 2011; 4 floors above ground and 1 basement floor; 55 units)
• Premist Nanpeidai” ( completed in September 2012, 4 floors above ground and 1 basement floor, 22 units)

Azabu and Roppongi!　Ultra-luxury low-rise in Minato-ku

Minato Ward is home to many high-end low-rise condominiums, mainly in the upscale residential areas of Azabu, Roppongi, Akasaka, and Aoyama.

Forest Terrace Toriizaka” (completed in September 2003, 8 floors above ground and 3 floors below, 53 units) is located on the hill of Toriizaka, away from the bustling Roppongi and Azabu areas. The building is fully equipped with concierge service and 24-hour resident security staff. There are 70 parking spaces.

Park Mansion Torii-zaka” (completed in November 2010, 6 floors above ground and 2 floors below, 25 units) is located on the corner of Torii-zaka, across from the International House of Japan and the Singapore Embassy. All units are over 100 square meters in size, and there are five elevators, including one dedicated to a portion of the units.

Park Mansion Hinokicho Koen” (completed in March 2005, 8 floors above ground and 2 floors below, 46 units) is adjacent to Tokyo Midtown and has a borrowed view of Hinokicho Park. The penthouses were the talk of the town when they were sold for approximately 5.5 billion yen, the highest price in Japan at the time, at a unit price of 31.29 million yen per tsubo. The building offers services similar to those of a luxury hotel, including a doorman, porter service, butler, home attendant service, and concierge service. Basically, one elevator is installed for every two units on each floor, so residents do not have to face other residents while waiting for the elevator. In addition, residents can access their units directly from the 63-car underground parking lot.

The following high-end low-rise residences in Minato-ku are also popular among the wealthy.

• PROUD Minami Aoyama” ( completed in January 2006, 5 floors above ground and 1 basement floor, 19 units)
• Park Mansion Roppongi” ( completed in December 2008; 8 floors above ground and 2 floors below ground; 24 units)
• PROUD Motoazabu” ( completed in November 2010; 5 floors above ground and 2 basement levels; 32 units)
• The Park House Grand Azabu-Sendaizaka” (completed in December 2005; 5 floors above ground and 2 basement levels; 11 units)
• The Park House Grand Minami Aoyama 4-chome” (completed in November 2007; 7 floors above ground and 2 basement levels; 36 units)

Continuing money glut…new development to increase

The long-running global money glut in Japan, the U.S., and Europe and the recent AI revolution have brought about a “boredom-free society” and an “era when people do not have to work” as money flows into the stock market and real estate market and asset values rise, resulting in an increase in the number of affluent people.

Real estate prices in central Tokyo, including high-end low-rise residences, are still undervalued compared to those in major overseas cities such as New York, London, and Hong Kong.

In the future, there are plans by Sumitomo Realty & Development to build condominiums on land in Shoto, Shibuya Ward, including the site of the former Tokyo Governor’s residence, and new development plans by Mitsui Fudosan Residential for Hinokicho Park, which is adjacent to Park Mansion Hinokicho Park, and the former Bridgestone Mikawadai company housing site across from Midtown, which the truly wealthy will be targeting. The supply of new luxury low-rise condominiums in central Tokyo is expected to increase in the future.

Click here to purchase Katsuhide Takahashi’s book, “Super-rich people don’t need ‘hospitality'” (Kodansha + alpha Shinsho). Click here to purchase