Invalance

What Invalance does

Invalance Co., Ltd. (株式会社インヴァランス) is a Tokyo-based real estate developer founded in May 2004 and wholly owned by Daito Trust Construction (Daiwa House Group) since October 2020. The company operates a vertically integrated one-stop model covering land acquisition, architectural design, construction, sales, property management, and building management for investment-grade residential condominiums in the Tokyo metropolitan area. Its primary brands are CREVISTA, an investment condominium series targeting station-adjacent locations in Tokyo's 23 wards, and LUXUDEAR, a premium-grade series in central Tokyo. As of mid-2025 the company had delivered over 102 self-developed buildings and managed more than 4,800 units with reported occupancy exceeding 98%.

Invalance has built an early-mover position in smart-home-enabled residential property in Japan. It developed LUXUDEAR Shibakoen, launched April 2018, as the country's first AI-equipped apartment, deploying the CASPAR deep-learning smart home system co-developed with Brain of Things Inc. The portfolio now integrates HOMETACT (Mitsubishi Estate Group) as standard across CREVISTA and LUXUDEAR units following an August 2025 partnership, supplemented by Akuvox facial recognition entry, Amazon Alexa Smart Properties integration at CREVISTA Shinagawa-Sebuidai II, and the proprietary 'alyssa.' app ecosystem for residents, owners, and managers. The company also operates 72CROWD, a real estate crowdfunding platform licensed as a Type 2 operator with a 10,000-yen minimum investment, and PARASOL — a surfside lifestyle village in Chiba Prefecture.

Revenue is generated through four primary streams: one-off sales of self-developed investment condominiums, recurring property and building management fees on the managed portfolio, asset consulting advisory services delivered through a dedicated sales force, and transaction / management fees from the 72CROWD crowdfunding platform. Pricing for individual investment properties is transaction-based via asset consultants; 72CROWD units start at 10,000 yen per unit with target yields of approximately 3.8%–5.0%. Go-to-market combines direct enterprise-style field sales with a top-of-funnel financial-literature funnel (72 School, 72channel YouTube, YOUTH Project targeting Gen Z). The company employs 101–250 people and is headquartered in Shinjuku Minets Tower, Shibuya, Tokyo, with a branch office in Osaka.

Name

Invalance

Legal name

株式会社インヴァランス

Website

https://invalance.jp

Company type

Private

Founded year

2004

Operating status

Operating

Headcount range

101–250 employees

Short description

Invalance is a Tokyo-based real estate developer of investment residential condominiums under CREVISTA and LUXUDEAR, wholly owned by Daito Trust Construction (Daiwa House Group), operating a vertically integrated one-stop model from land acquisition through property management with smart-home-enabled units and the 72CROWD crowdfunding platform.

Ownership category

akta.pro rank

Product category

Real Estate Development

NAICS

Offices of Real Estate Agents and Brokers (5312), Offices of Real Estate Agents and Brokers (53121), Funds, Trusts, and Other Financial Vehicles (525)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Real Estate Dealers (For Their Own Account) (6532), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Value-Add & Opportunistic Real Estate (FSAAAKAB)

akta.pro secondary industries

Real Estate / Property-Backed Marketplace Lending (Non-mortgage) (FSAKAHAG), Real Estate Transaction Advisory & Due Diligence (FSAEAJAJ)

Keywords

• Investment condominiums
• Real estate development
• Property management services
• Real estate crowdfunding
• Smart home integration

Headquarters

HQ city

Shibuya

HQ country

Japan

HQ region

Asia

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Supply Chain, Personnel, Marketing or Sales, Technology or R&D, Operations

Revenue model

1. Real Estate Development and Sales: Invalance acquires land, designs, constructs, and sells investment residential condominiums under the CREVISTA and LUXUDEAR brands. Revenue is generated from the sale of newly developed investment properties to individual investors. The company operates a one-stop model from land acquisition through design, construction, sales, property management, and building management.
2. Property Management Fees: Ongoing property management services including building maintenance, resident management, rent collection, and management association administration for owned condominiums. Also includes leasing management services.
3. Asset Consulting / Sales Advisory: Consulting services provided through the asset consulting division to prospective property investors, helping them plan life goals and asset formation through real estate investment. Supports customers through the entire investment lifecycle.
4. 72CROWD Crowdfunding Platform: Real estate investment-type crowdfunding platform enabling investors to participate in real estate investment starting from 10,000 yen per unit. Invalance earns fees from fund formation, management, and potentially distribution. With Type 2 real estate-specific common operator license, it also facilitates third-party fund raising.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels7 records

Core offering

Invalance is an integrated real estate developer that acquires land, designs, constructs, and sells investment residential condominiums under its CREVISTA and LUXUDEAR brands, primarily in Tokyo's 23 wards. The company provides ongoing property management, building management, and rental management services for owned units, supported by an asset consulting division that offers face-to-face financial planning for individual investors. It also operates the 72CROWD real estate crowdfunding platform enabling investments starting from ¥10,000 per unit.

Differentiator

Problem solved

Functional benefit

Brands

• CREVISTA: Investment condominium brand offering urban lifestyle apartments for property investors
• LUXUDEAR
• PARASOL
• 72CROWD
• 72
• HOTEL LUXUDEAR RESIDENCE

Quantifiable outcome

• Asset values maintained and enhanced through professional property management and smart home technology integration, with occupancy rates exceeding 98%
• +3 more outcomes

Named customers4 records

Segments4 records

Ideal customer profiles4 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration5 records

AI capability6 records

Feature5 records

Partnerships

Nine partnerships are on record, tiered supporting, core and minor.

• DOORCOM株式会社 (DOORCOM Co., Ltd.)supportingTechnology or Integration · 1 September 2025HOMETACT's partnership with DOORCOM enables the handling of Akuvox facial recognition devices through a business partnership. DOORCOM serves as the intermediary enabling HOMETACT to integrate Akuvox hardware into its smart home ecosystem for keyless facial recognition entry at Invalance properties.
• Akuvox (Xiamen) Networks Co., Ltd.supportingTechnology or Integration · 1 September 2025Chinese facial recognition technology provider whose devices are used at CREVISTA Iogi for seamless keyless entry. Akuvox hardware is integrated with HOMETACT's TACTBASE management system enabling unified management of facial recognition entry, smart intercoms, and in-unit devices.
• 三菱地所株式会社 (Mitsubishi Estate Co., Ltd.)coreStrategic or Co-development Partner · 1 August 2025Invalance entered a business partnership agreement with Mitsubishi Estate in August 2025 to adopt HOMETACT, Mitsubishi Estate's comprehensive smart home service, as the standard feature across all units in the CREVISTA and LUXUDEAR investment condominium series. The partnership aims to provide new customer experiences and added value to residents through smart home technology integration, with HOMETACT enabling unified IoT device control including facial recognition entry, smart intercoms, lighting, and air conditioning. The collaboration includes sharing of property and equipment information and active mutual cooperation in new product development for next-generation living.
• Brain of Things Inc. (ブレイン オブ シングス)supportingStrategic or Co-development Partner · 1 July 2017US-based venture company with which Invalance co-developed Japan's first smart home AI 'CASPAR'. Invalance invested in Brain of Things in July 2017, and conducted PoC (proof of concept) at LUXUDEAR高輪 before launching at LUXUDEAR 芝公園 in April 2018. The CASPAR system uses deep learning to understand resident behavior and automatically control home devices.
• アクセルラボ株式会社 (Axel Labs Inc.)supportingTechnology or IntegrationInvalance subsidiary providing the 'SpaceCore' smart life platform and alys a. application ecosystem. Axel Labs developed the IoT integration platform used across Invalance's smart home properties, enabling smartphone control of lighting, air conditioning, hot water, floor heating, and door locks. Also developed the 'alys a.' app for residents and property owners, with features including alys a.touch (IoT control), alys a.college (financial education), alys a.desk (owner dashboard), and alys a.chat (manager-resident-owner chat).
• Amazon Japan (Alexa Smart Properties)supportingTechnology or IntegrationInvalance is the first in Japan to introduce Amazon's Alexa Smart Properties service for general rental condominiums (CREVISTA 品川西大井Ⅲ). Alexa Smart Properties enables building management announcements through Amazon Echo devices and streamlined smart home activation without requiring residents to install dedicated apps. Invalance was selected as a solution provider for Alexa Smart Properties deployment.
• エイシンコーポレーション株式会社 (Eishin Corporation)minorStrategic or Co-development PartnerPartnership for real estate crowdfunding fund composition through the 72CROWD platform. Eishin acts as Type 1 operator (物件、特定共同事業) while Invalance operates as Type 2 operator (中介/媒介) to raise funds from investors. Joint fund 'すぐる' series (first and second funds) listed on the 72CROWD platform, enabling Eishin's real estate (Valore brand) to reach Invalance's investor base. First fund raised 165% of target (19.44M yen target, 32.15M yen subscribed).
• Mazeru Share株式会社 (Mazeru Share Co., Ltd.)minorGTM or Marketing PartnerMazeru Share operates the 'YOUTH Project' which organizes financial literacy events for Gen Z. Invalance serves as content partner, providing lectures on inflation, income mechanisms, and passive income. The partnership addresses financial literacy gaps among young Japanese people and generates brand awareness among the next generation of potential investors.
• 一宮町 (Ichinomiya Town, Chiba Prefecture)supportingStrategic or Co-development PartnerPARASOL project developed in partnership with Ichinomiya Town in Chiba Prefecture. The project contributes to regional revitalization and community creation through a surf-lifestyle residential development near one of Japan's best surf spots. Invalance collaborates with the town on local event sponsorships (WSL QS1000 surf competitions) and community programs.

Scale indicators5 records

Recent moves7 records

Expansion highlights6 records

Broad incumbents

• Tokyo Tatemono: Established Tokyo real estate developer with residential and commercial focus. Comparable in Tokyo condominium development and asset management, but with much greater portfolio scale and office property exposure.
• Mitsubishi Estate: One of Japan's largest real estate developers and Invalance's smart home partner (HOMETACT). Comparable in residential development, urban Tokyo condo focus, and adoption of premium building technology, but at vastly greater scale (Otemachi Marunouchi Yaesu redevelopment portfolio).
• Tokyu Land Corporation: Major Tokyo-based developer with strong residential condominium and rental property portfolio. Directly comparable in investment condominium strategy and Tokyo focus, but with greater brand and capital resources.
• Daito Trust Construction: Parent company and Japan's largest apartment builder/manager (Lease-land Danchi business). Comparable because Invalance operates within Daito Trust's ecosystem and follows a similar build-to-rent/managed-residential model at smaller scale.
• Nomura Real Estate Holdings: Large Japanese real estate developer with PROUD condominium brand. Comparable in Tokyo investment/residential condo development and integrated property management, but at larger scale and with broader commercial real estate operations.
• Daiwa House Industry: Parent of Daito Trust Construction; one of Japan's largest homebuilders with extensive multifamily and commercial development. Comparable because of integrated development+management model and Tokyo metropolitan exposure, but operates across commercial, logistics, and residential globally.
• Mitsui Fudosan: Japan's largest comprehensive real estate developer with Park Homes condo brand. Comparable in premium Tokyo condominium development and integrated community management, but operates at massive scale across commercial, residential, and hospitality.

Others

• Advance Residence Investment Corporation: J-REIT focused on residential properties, many of which are managed/developed by Itochu/Daiwa House affiliates. Comparable as an investor/operator in Japanese rental residential real estate, but operates as a publicly listed REIT rather than an integrated developer.

Direct peers

• CRE Funding: Japanese real estate investment crowdfunding platform backed by CRE (Comprehensive Real Estate). Comparable to 72CROWD in marketplace-based property investment and small-ticket investor access, but with potentially larger investor base and deal flow.
• LeTech (リアルテック): Japanese real estate crowdfunding platform operator directly competing with 72CROWD. Comparable in marketplace lending model, property-backed investment offerings, and Japanese retail investor focus, but specializes purely in crowdfunding rather than full-stack development.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/invalance_pr
• Facebookfacebook.com/INVALANCE

Revenue estimate

Valuation estimate

Number of profiles

Profiles12 records

Subsidiaries1 record

Funding overview

Funding rounds1 record

Investors1 record

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Invalance