Store Sales and Inuki (Existing Interior) Sales in Nagoya [Field Reality Series] Is a Tapioca Shop Inuki a 3-Minute Walk from Obata Station Easy to Close at a 1 Million Yen Fixture Transfer Fee?
When receiving consultations about store sales and inuki sales in Nagoya,
I am sometimes asked,
「造作譲渡金を低めにすれば、すぐ決まりますか？」
と聞かれることがあります。
たしかに、造作譲渡金が高すぎると、借り手は慎重になります。
反対に、今回のように造作譲渡金100万円希望という価格帯であれば、検討しやすいと感じる方も多いです。
ただ、現場で実際に店舗売却・居抜き売却を見ていると、造作金が安いから必ず決まるわけではありません。
借り手が本当に見ているのは、
この場所で集客できるか今の内装や設備をそのまま使えるか自分の業態に合うか追加工事がどれくらい必要か貸主審査に通る業態か初期費用全体として無理がないか
という、かなり現実的な部分です。
今回は、名鉄瀬戸線「小幡駅」徒歩3分のタピオカ店居抜き物件をもとに、店舗売却・居抜き売却でどこを整理すれば成約につながりやすいのかを、現場目線でまとめます。
今回の店舗売却・居抜き売却の相談事例
今回の物件は、名古屋市守山区小幡南にある1階路面店舗です。
最寄りは名鉄瀬戸線の小幡駅。駅から徒歩3分の立地です。
専有面積は65.19㎡、約19.71坪。
前テナントはタピオカ店で、厨房設備・造作一式が残っている居抜き店舗です。
物件資料上では、
小幡駅徒歩3分1階路面店舗専有面積65.19㎡約19.71坪賃料176,000円（税込）共益費11,000円（税込）保証金は賃料の3ヶ月分礼金1ヶ月償却は解約時100％造作譲渡金100万円希望契約期間は事業用普通借家2年出店可能業種はテイクアウト、軽飲食、その他飲食店
という条件でした。
小幡駅徒歩3分で、1階路面。さらに、タピオカ店として使われていた内装・厨房設備が残っている。条件だけを見ると、軽飲食やテイクアウト系で探している方には分かりやすい物件です。
However, when looking at it as a store sale, what is important is not simply
advertising "It's near the station,"
"It's on the street level,"
"Fixtures are 1 million yen."
that is not the point.
In the case of this property,
How to capture the regional demand around Obata Station
How to utilize the tapioca shop's fixtures for the next business type
Whether it can be presented as suitable for takeout or light dining
How to use the space of approximately 19.71 tsubo
Whether the contents of the 1 million yen fixture transfer can be explained
Whether you can organize these points is what becomes important.
The strength of the location: 3-minute walk from Obata Station, 1st-floor street level
The area around Obata Station is an area in Moriyama Ward where the daily flow of life is easy to understand.
There is a Meitetsu Seto Line station, and the surrounding area is home to houses, schools, banks, clinics, daily convenience facilities, and restaurants.
It is not a downtown type like Sakae or Meieki.
However, for restaurants and takeout stores that capture local customers, it is an area that is sufficiently worth considering.
This property is a 3-minute walk from Obata Station.
Furthermore, it is on the 1st floor at street level.
This is a very clear strength in store sales and as-is (inuki) sales.
Being easy for station users to find.
Being easy for nearby residents to recognize.
Being easy to enter even for takeout or light dining.
Being easy to guide existing customers to the location.
These are reassuring factors for the next tenant.
However, what you want to be careful about here is,
Just because it is near the station and on the street level does not mean everything will be decided
that is the point.
Even for a 1st-floor store near the station, if the business type does not match, it will stall.
For example, for those hoping for heavy-duty food service, it is important whether the equipment, ventilation, and landlord conditions are a good match.
Conversely, for those focusing on light food service or takeout, being able to make good use of the existing fixtures can be a major advantage.
In other words, this property is
an inuki store for those who want to start a light food service or takeout business in front of Obata Station
and it is a project that is easier to convey to potential tenants if presented that way.
A bubble tea shop inuki can be both a strength and a point of caution
This property is an inuki of a bubble tea shop.
When we say bubble tea shop inuki, it often means that the counter, drink preparation space, seating area, and kitchen equipment remain, which can be compatible with takeout or light food service.
For example,
drink stand
cafe
sweets shop
takeout specialty store
light meal sales
bakery-style
Korean sweets
crepes
rice ball/side dish sales
small-scale cafe
For business types like these, there is a possibility that the existing interior can be utilized.
On the other hand, there are also points to be aware of.
Depending on the next business type, the fixtures of a bubble tea shop may be easy to use as-is, or conversely, they may be difficult to use.
For example, while it may be a good match for drink or sweets-based businesses, for restaurants that do full-scale cooking, kitchen equipment, ventilation, gas capacity, and workspace may be insufficient.
Also, if you prioritize dining in, you need to check the seating layout and flow lines.
In an inuki sale,
not only what the previous tenant was,
but also
what the next tenant can easily use it for
is important to organize.
For this property, rather than just ending with the term "bubble tea shop as-is,"
a store with interior and kitchen remaining that is suitable for takeout and light dining
will be more appealing to potential buyers if communicated in this way.
Points to consider for a 1 million yen fixture transfer fee
The desired fixture transfer fee for this property is 1 million yen.
As an as-is sale of a restaurant, this is a relatively easy price range to consider.
From the perspective of a tenant,
It seems cheaper than building an interior from scratch
If the kitchen equipment can be used, initial costs can be kept down
It is easy to consider for starting small
there is a possibility that they will feel this way.
However, just because the fixture transfer fee is 1 million yen does not mean it will definitely be decided immediately.
What the tenant is looking at is,
What is included for 1 million yen
Can the kitchen equipment be used
Does the air conditioning work
Are there any problems with water supply and drainage
Can unnecessary items be removed
Can the interior be used as is
How much will additional construction cost
these are the points.
Even if the amount is low, if the content is vague, it will stall.
Conversely, if the contents of the fixtures are organized and the equipment is in usable condition, the amount of 1 million yen becomes a strength.
In an as-is sale,
it is cheap
is not enough.
What can be taken over for this 1 million yen?
As a result, which construction work can be omitted?
For which business types can additional costs be kept down?
It is important to communicate this much.
How to showcase a space of approximately 19.71 tsubo
This store is approximately 19.71 tsubo in size.
Some may feel it is a bit large for a takeout-only shop.
On the other hand, for light dining or a cafe, it seems like a convenient size that makes it easy to separate the seating area from the kitchen.
The evaluation of this size changes depending on the tenant's business model.
For a drink specialty shop, use it by minimizing seating and focusing on turnover.
For a cafe, use it by creating seating for a stay-in experience.
For a sweets shop, use it by combining retail sales and eat-in.
For light dining, use it by balancing the kitchen and seating area.
In this way, even with the same 19.71 tsubo, the impression changes depending on how it is presented.
When selling a store or selling as-is (inuki),
it is large
is not a strong enough selling point on its own.
What kind of business can be operated in this space?
This needs to be articulated.
For this property,
it is easy to understand if presented as a light dining-oriented store where you can consider not only takeout but also eat-in.
This makes it easy to understand.
If this property is likely to stall, where would it be?
This property has clear strengths: it is near the station, on the street level, and has a 1 million yen transfer fee for fixtures and fittings.
Even so, there are points where it might stall.
The first is a mismatch in business type.
Due to the nature of it being a tapioca shop inuki, it is well-suited for drink-based, sweets-based, or light dining businesses, but for full-scale heavy dining, equipment verification is necessary.
If you offer it widely to those hoping for heavy-duty food service, it may fall through after a viewing for reasons such as:
Insufficient exhaust
Kitchen does not fit
Insufficient heating power
Additional equipment required
These reasons may cause the deal to stop.
The second point is the ambiguity of the fixture details.
The amount of 1 million yen is easy to consider, but you cannot make a decision if you do not know what is included.
The third point is the total initial cost.
Rent 176,000 yen, common service fee 11,000 yen, security deposit 3 months, key money 1 month, fixture transfer fee 1 million yen.
Brokerage fees, guarantee company fees, advance rent, insurance, and additional construction costs are added to this.
Borrowers judge not only by the monthly rent but by the total amount required to open the business.
The fourth point is the landlord's screening.
In the case of restaurants, the business type, business hours, odors, noise, waste disposal, and neighborhood relations may be checked.
Especially in an as-is sale, it does not end when a buyer is found; it only proceeds once landlord approval and the lease agreement are finalized.
Organization that is important for actual recruitment
When recruiting for such a tapioca shop as-is in front of Obata Station, the first important thing is to narrow down the business type.
Rather than putting it out widely as "restaurant allowed,"
Takeout
Light food service
Cafe
Sweets
Drink stand
Small-scale cafe
Community-based restaurant
It is easier to increase the quality of responses by showing it to this range.
Next, organize the objects of the fixture transfer.
Counter
Kitchen equipment
Sink
Work table
Refrigerator
Air conditioning
Lighting
Table
Chairs
Interior
Signage
Fixtures
It is important to clarify what is subject to transfer and what is not.
Next is the usability of the equipment.
Can the refrigerator be used?
Is the air conditioning okay?
Are the water supply and drainage usable?
Are the gas and electrical capacities sufficient?
Can the kitchen equipment be used for the next business type?
If you proceed while leaving these points ambiguous, it is easy for trouble to occur right before the contract or after the handover.
In an inuki sale, the equipment list and the arrangements for on-site confirmation become quite important.
How to present it to get closer to a deal
If you are presenting this property as a store sale or inuki sale, there are three key points.
The first is to clearly convey the strength of being a 3-minute walk from Obata Station and on the first floor facing the street.
It is a location that is easy for local residents to use and easy for station users to recognize.
The second is to organize the bubble tea shop inuki as 'suitable for light dining and takeout'.
It is not just an explanation of the previous business type, but it is necessary to convey how it can be utilized for the next business type.
The third is to visualize the contents of the 1 million yen fixture transfer fee.
Precisely because the amount is easy to consider, if you clarify what is included, it will be easier for the borrower to make a decision.
The truth seen in the field
3-minute walk from Obata Station.
1st floor facing the street.
Bubble tea shop inuki.
1 million yen fixture transfer fee.
Looking only at these conditions, it is a fairly easy-to-understand property.
However, when looking at it in the field, properties like this are the ones that
'what it is suitable for'
will stall if you get it wrong.
It's not that anything is fine because it's near the station.
It's not that anything is fine because it's facing the street.
It's not that anyone will consider it because the fixture fee is cheap.
That is not the case.
Borrowers are looking at things quite realistically to see if it fits their business model.
Can I prepare the planned menu with this equipment?
Can I operate as-is with this interior?
How much will additional construction cost?
Is it worth paying 1 million yen for the fixtures?
Can I attract customers in this location?
Will I pass the landlord's screening?
This is what they are looking at.
In other words, what is important in selling a store or selling as an inuki is not just making the conditions look good.
It is about organizing the parts that the borrower is anxious about in advance.
For this property,
3-minute walk from Obata Station
1st-floor street level
Approx. 19.71 tsubo
Tapioca shop inuki
1 million yen fixture transfer fee requested
Suitable for takeout/light dining
These are its strengths.
On the other hand,
Equipment usage status
Scope of fixture transfer
Feasibility of heavy dining
Possibility of additional construction
Total initial costs
Landlord screening
These are the areas that will be checked.
Properties where both strengths and points of caution are organized are easier for borrowers to consider with peace of mind.
Summary
A tapioca shop inuki store a 3-minute walk from Obata Station has attractive conditions for a store sale or inuki sale.
Near the station.
1st-floor street level.
Approx. 19.71 tsubo.
Tapioca shop inuki.
1 million yen fixture transfer fee.
Suitable for takeout/light dining.
These conditions are well worth considering for those who want to start a small restaurant or those considering drinks, sweets, or light dining.
However, to lead to a contract, it is important to organize the following points:
Clarify what is included in the 1 million yen fixture transfer fee
Confirm the usability of kitchen equipment, air conditioning, plumbing, etc.
Explain how the tapioca shop inuki can be utilized for the next business type
Narrow down recruitment to those suitable for takeout/light dining
Present it as a business type that fits the local demand in front of Obata Station
Proceed with an eye toward landlord consent, guarantee company screening, and the lease agreement
Selling a store or selling as an inuki is not just about finding the next borrower.
It is necessary to organize the value of the fixtures, obtain landlord consent, confirm the borrower's business type, and safely proceed with the lease agreement and fixture transfer agreement.
Especially when selling a restaurant with fixtures, three things are important: equipment, fixtures, and the landlord's screening.
To make the most of the location, which is a 3-minute walk from Obata Station,
"It will sell because it's near the station"
is not the right approach;
instead, you should organize
"how the strengths of being near the station can be utilized for which type of business."
This is the honest truth I have seen in the field.
Read also
Click here for consultations
For those considering selling a store or selling with fixtures in Nagoya.
At Sanko Real Estate, we provide practical consultations on everything from the current tenant seller's fixture transfer, landlord approval, organizing recruitment conditions, how to present the property to potential tenants, to the arrangements for lease agreements and fixture transfer agreements.
"Can I sell it for this fixture price?"
"How should I consult with the landlord?"
"How should I look for the next tenant?"
"How should I organize the equipment and remaining items?"
It is perfectly fine to start from these stages.
If you are thinking about selling a store or selling with fixtures in Nagoya, please feel free to contact us.
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