@michaelthiessen I’m a part owner of a real estate business here. Prices are fully negotiable. You don’t need reasons but they can help and this will depend on what you are buying land vs house.
It’s good to know the average land cost per tsubo in the area as your valuations will be based off that first then if any relative value left in the house. If the house is 30yrs plus old and in poor state you are really only negotiating on the land value.
Don’t be wasting time asking for a house inspector as they don’t really even exist here. Any major defects have to be listed on the SIM unless it’s a as is sale.
If lowballing you want to be a cash buyer with quick settlement and accepting as is condition. The agent should be able to tell you if your offer will be considered or not.
I’ve put in crazy lowballs and had them accepted. Also had offers that we didn’t even take to the vendor cos we know the vendor would say no.
If getting a loan then it’s time and work for everyone so your negotiating power is far less. It can take the bank up to 4 weeks to approve and they require lots of documentation. If the house wasn’t registered properly which is common then more time etc.
Agent fees are negotiable. They might come down 0.5-1% to get a sale done on a stale listing but generally most agents will be reluctant to reduce fees if it’s your first purchase through them. You’d be better off just getting a lower sales price cos if you’re asking the agent to reduce their fees their motivation to secure a good price for you drops as well.
You can do a little of your own work as well. At the town public affair office you can pull the title history to the land for about ¥400. You can then see how the current owner got it. Is there a lien on the land and house, was it inherited etc (this is good for vacant homes where you can then send a letter to the owners actual address if different to the title ) Even door knock in neighborhoods you’d like to live in saying you looking to buy. You might get lucky. I know several people this has happened.
Anyhow as a rule of thumb I’d never offer asking price unless it was very undervalued and obvious someone else would snap it up.
Best of luck