LIFULL Investment

What LIFULL Investment does

LIFULL Investment Co., Ltd. (株式会社LIFULL Investment) is a Tokyo-based, privately-held financial services firm that is a wholly-owned subsidiary of publicly-listed LIFULL Co., Ltd. (TSE Prime: 2120). Founded in October 2012 and renamed to its current identity in October 2020, the company operates four integrated real estate financing lines: (1) secured lending to real estate operators (¥5M–¥3B at 2.6–15% p.a., with origination fees of 0–3.0%), (2) balance-sheet warehousing and direct investment in regional real estate, (3) the LIFULL Regional Revitalization Fund (LIFULL地域創生ファンド) series for institutional and qualified investors with a 7% target IRR and 2% management fee plus 20% carried interest above a 5% IRR hurdle, and (4) LIFULL 不動産クラウドdfunding, a retail-facing real estate crowdfunding marketplace that aggregates multiple fund operators under a single investor registration.

Name

LIFULL Investment

Legal name

株式会社LIFULL Investment (LIFULL Investment Co., Ltd.)

Website

https://lifull-investment.co.jp

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

11–50 employees

Short description

LIFULL Investment is a Tokyo-based financial services subsidiary of LIFULL (TSE Prime: 2120) providing real estate financing through lending, warehousing, a regional revitalization fund for institutional investors, and a crowdfunding platform serving retail investors in Japan.

Ownership category

akta.pro rank

Product category

Real Estate Finance & Investment

NAICS

Real Estate Credit (522292), Funds, Trusts, and Other Financial Vehicles (525), Other Investment Pools and Funds (5259)

SIC

Real Estate Agents & Managers (For Others) (6531), Investment Advice (6282), Mortgage Bankers & Loan Correspondents (6162), Loan Brokers (6163)

akta.pro industry

PRIMARYBPAJAMAJ

Real Estate Portfolio & Fund Management (Institutional/REIT/PE)

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Real Estate Asset & Portfolio Management

SECONDARYBPAJANAE

Real Estate Capital Markets Advisory (Debt/Equity Placement, Refinancing)

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Real Estate Advisory & Consulting (Investment, Strategy)

SECONDARYFSAEAJAK

Real Estate Capital Markets Brokerage (Debt & Equity Placement)

Financial & Insurance/Financial Advisory, Brokerage & Intermediation/Real Estate Advisory & Brokerage

SECONDARYBPAJABAK

Debt & Structured Finance / Mortgage Brokerage

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Commercial Real Estate Brokerage

SECONDARYFSANAEAJ

Real Estate Credit / Debt Funds

Financial & Insurance/Private Equity & Venture Capital/Real Assets Funds (Infrastructure, Real Estate, Energy)

Keywords

• Real estate lending
• Real estate crowdfunding
• Regional revitalization funds
• Investment management services
• Property development financing

Headquarters

HQ city

Tokyo

HQ country

Japan

HQ region

Asia

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure, Others

Revenue model

1. Fund Management Fees (LIFULL地域創生 Fund): LIFULL Investment earns annual management fees of 2.0% of committed capital during years 1-3, and 2.0% of committed capital or 2.0% of partnership NAV (whichever is lower) from year 4 onward. Additionally, a 20% carried interest (success fee) is charged on distributions exceeding the hurdle rate (IRR 5%) and return of capital.
2. Crowdfunding Platform Commission (媒介報酬): As a Type 2/4 operator under the Specified Real Estate Joint Ventures Act, LIFULL Investment earns commission fees for acting as agent/intermediary in matching real estate fund operators with investors on its platform. Fees are charged to fund operators (not investors) for investor recruitment, contract intermediation, and investor management services.
3. Lending / Financing Income: LIFULL Investment provides real estate-secured loans to property developers and operators, generating interest income on financing arrangements. Loan amounts range from ¥5 million to ¥300 million with interest rates of 2.6-15.0% per annum, plus origination fees of 0-3.0% of loan amount.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels4 records

Core offering

LIFULL Investment provides integrated real estate financing solutions for property developers and operators in Japan, including direct self-funded lending (¥5M–¥3B at 2.6%–15% p.a.), regional revitalization fund management for institutional investors (LIFULL Regional Revitalization Fund series targeting ¥20–60B with 7% target IRR), direct real estate investments including warehousing support, and an industry-first real estate crowdfunding platform aggregating multiple fund operators under a single investor registration. The company holds a rare combination of four financial licenses (consumer finance, Type II financial instruments, real estate broker, and Type 1/2/4 Specified Real Estate Joint Ventures Act permits with electronic transaction capability).

Differentiator

Problem solved

Functional benefit

Brands

• LIFULL 不動産クラウドファンディング (LIFULL Real Estate Crowdfunding): Industry-first real estate fund investment platform service enabling one-stop small-amount diversified investment across multiple fund operators.
• LIFULL 地域創生ファンド (LIFULL Regional Creation Fund)
• LIFULL Investment 融資 (LIFULL Investment Financing)
• LIFULL Investment 投資 (LIFULL Investment Investment)

Products and services

• LIFULL Real Estate Crowdfunding (LIFULL 不動産クラウドファンディング) Industry-first real estate crowdfunding aggregator platform enabling individual investors to invest across multiple fund operators' products with a single registration. Operates under Type 2 and Type 4 permits under the Specified Real Estate Joint Ventures Act with electronic transaction capability. Features deposit-based funding with segregated account management via trust bank.
• LIFULL Regional Revitalization Fund (LIFULL 地域創生ファンド)

Quantifiable outcome

• LIFULL Regional Revitalization Fund No. 1 achieved 7.71% IRR vs 7.0% target, with all capital recovered despite COVID-19 impact, and was dissolved 2 months ahead of schedule in July 2023.
• +2 more outcomes

Named customers8 records

Segments3 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature2 records

Partnerships

Twelve partnerships are on record, tiered core, major and minor.

• 株式会社WALLMATE不動産coreChannel Partner/ Reseller/ Distributor · 15 January 2026Business partnership for TRINITY FUND series apartment hotel funds. Wallmate Real Estate (Tokyo, established 2015) conducts real estate trading, management, and development. LIFULL Investment handles investor recruitment and contract intermediation for Wallmate's 'TRINITY FUND' products distributed on the LIFULL Crowdfunding platform. Over 300 investors participated across funds. Revenue: ¥12.5 billion in FY11.
• オーエス株式会社majorStrategic or Co-development Partner · 2 June 2025Business partnership with Hankyu Hanshin Holdings group company for regional revitalization real estate fund operations. Os Company operates real estate leasing/management, entertainment, and restaurant businesses. Acquired Type 1 and Type 2 Specified Real Estate Joint Ventures permits in December 2024. LIFULL Investment will list Os Company's real estate funds on its crowdfunding platform for investor recruitment.
• 小野建設株式会社coreStrategic or Co-development Partner · 5 March 2025Three-party business partnership (LIFULL Investment, Ono Construction, R Bank) for regional revitalization real estate development. Focus on long-stay apartment hotel development in Tokyo metropolitan area targeting inbound tourism, with spillover economic benefits to Shizuoka Prefecture. LIFULL Investment provides fund capital from the LIFULL Regional Revitalization Fund No. 2, Ono Construction handles construction and asset management, and R Bank (Keikyu Group) manages hotel operations.
• 株式会社RバンクcoreStrategic or Co-development Partner · 5 March 2025Three-party business partnership for regional revitalization through apartment hotel development. R Bank, a Keikyu Group company operating the 'plat hostel keikyu' brand, provides hotel development planning and operations management. Currently operating approximately 930 managed units. Partner in HUBEX Akihabara and HUBEX Asakusa projects.
• コーシンホーム株式会社coreChannel Partner/ Reseller/ Distributor · 1 August 2024Business partnership for real estate crowdfunding fund distribution. Koshin Home (Osaka-based) operates income-producing residential and group home properties. LIFULL Investment's platform provides investor recruitment, contract intermediation, and investor management for Koshin Home's 'Minna Share Fund' series. Multiple funds distributed including Miyazaki residential and healthcare group home projects.
• Securitize Japan株式会社coreTechnology or Integration · 1 April 2024Technology partnership for platform infrastructure. Securitize Japan provides SaaS-based real estate crowdfunding system enabling electronic transaction processing, investor management, and blockchain-based fund administration. Previously collaborated with LIFULL on real estate tokenization (STO) pilot.
• 株式会社第一アセットmajorStrategic or Co-development Partner · 1 September 2023Consulting and co-investment partnership. First Asset (Osaka-based, 52-year history) received consulting support from LIFULL Investment for Type 1 and Type 2 permit acquisition and fund structuring. LIFULL Investment provided preferential equity investment in First Asset's pilot fund (Sagamihara renovation project) and continues to support their crowdfunding expansion.
• 株式会社サンワカンパニーminorStrategic or Co-development Partner · 9 September 2020Product and design partnership for regional revitalization hospitality projects. Sanwa Company (Tokyo Stock Exchange Mothers: 3187) supplies compact kitchen systems and bathroom fixtures for apartment hotels developed under the LIFULL Regional Revitalization Fund. Also provided classko modular steel construction units for hotel projects.
• 株式会社デベロップmajorStrategic or Co-development Partner · 31 January 2020Long-term investment and sublease partnership for container hotel assets. Develop (Chiba, established 2007) plans and develops 'HOTEL R9 The Yard' container hotels, which LIFULL Investment purchases as long-term real estate investments for regional revitalization. Develop then subleases and operates the hotels. Assets include HOTEL R9 The Yard Yaita (49 rooms, 2020) and HOTEL R9 The Yard Yabuki (46 rooms, 2025).
• 霞ヶ関キャピタル株式会社coreStrategic or Co-development Partner · 1 April 2019Long-standing regional revitalization partnership. Kasumigaseki Capital (Tokyo Stock Exchange Prime: 3498) identifies and plans regional revitalization investment opportunities, with LIFULL Investment providing capital from its regional revitalization fund series. Multiple joint projects including Shodoshima hotel, Takamatsu apartment hotel, Ise apartment hotel, and others using the super-preferred investor scheme.
• 株式会社Brain Trust from The SunminorStrategic or Co-development Partner · 7 February 2019Partnership for small-scale real estate crowdfunding market development. Brain Trust from The Sun is a certified Type 1/2 small-scale real estate crowdfunding operator providing consulting on regulatory compliance, exit strategies, and project planning for regional revitalization projects. Jointly promotes real estate crowdfunding industry education.
• 楽天LIFULL STAY株式会社minorStrategic or Co-development Partner · 30 November 2018Partnership for 'Rakuten STAY' branded accommodation development financing. Rakuten LIFULL STAY leverages LIFULL's financing expertise and regional revitalization fund capital to develop Rakuten-branded vacation rentals and hotels. LIFULL provides financing support while Rakuten LIFULL STAY handles branding and operations.

Scale indicators7 records

Recent moves12 records

Expansion highlights6 records

Direct peers

• RENOSY (GA technologies): GA technologies (TSE: 3491) operates RENOSY, one of the largest Japanese real estate crowdfunding and investment platforms, offering crowd equity, real estate investment, and proptech services. Directly comparable to LIFULL Crowdfunding as both aggregate retail capital into real estate funds and operate under Specified Real Estate Joint Ventures Act permits.
• CRE Funding: CRE Funding (CyberAgent group) operates one of Japan's longest-running real estate crowdfunding platforms with extensive retail investor base. Directly competes with LIFULL Crowdfunding for retail investor capital and operator distribution partnerships under the same Type 1/2/4 regulatory framework.
• Kasumigaseki Capital: Kasumigaseki Capital (TSE Prime: 3498) is a Japanese real estate investment and advisory firm specializing in regional revitalization deals. Both LPs and co-invest with LIFULL Investment's Regional Revitalization Fund, and operate comparable regional deal sourcing and mezzanine structuring capability. Direct comparable on regional focus and fund GP activity.
• OwnersBook: OwnersBook (operated by Infusion) is a real estate crowdfunding platform in Japan targeting individual investors with income-producing property funds. Direct competitor to LIFULL's aggregator platform, focused on similar retail crowd equity products with online onboarding.
• BitRealEstate (Rakuten Securities): BitRealEstate, associated with the Rakuten ecosystem, operates a real estate crowdfunding platform targeting retail investors in Japan. Direct comparable to LIFULL Crowdfunding, leveraging a large parent platform for distribution advantage similar to LIFULL's parent LIFULL HOME'S.
• Kufu (kubu): Formerly known as Kufu, the kubu platform (operated by WiseWise) is a Japanese real estate crowdfunding platform offering small-amount investments across multiple properties. Direct peer to LIFULL Crowdfunding with comparable retail-targeting model and Specified Real Estate Joint Ventures Act compliance.
• Funding Square: Funding Square is a Type 1/2/4 small-scale real estate crowdfunding operator in Japan. Operates in the same regulatory regime and competes directly with LIFULL Crowdfunding and its operator partners for retail investor fund allocations in regional and income-producing real estate.

Broad incumbents

• SBI Group (SBI Investment / SBI Crows): SBI Group is a major Japanese financial conglomerate operating real estate investment, crowdfunding, and asset management businesses alongside a broad fintech and securities portfolio. Comparable as a broad incumbent in Japanese online real estate finance; overlaps with LIFULL's platform and lending activities but operates at much larger scale and across asset classes well beyond real estate.

Emerging players

• LC Lending: LC Lending is a Japanese real estate investment and lending platform serving retail investors with secured real estate loan products. Comparable to LIFULL Investment's loan origination business, with partial overlap in target customers (retail investors) and asset class (real estate secured debt).
• A Samurai (Asamura Realty): A Samurai is a Japanese real estate crowdfunding and property investment platform offering small-lot investment opportunities in central Tokyo properties. Overlaps with LIFULL Crowdfunding's retail real estate fund products, though with a more central-Tokyo focus compared to LIFULL's regional revitalization thesis.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights7 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds1 record

Investors

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 LIFULL Investment