A panel of Zen-tai TsuI members convened to discuss the spring 2026 market, highlighting overseas real estate investment risks, domestic lending and rising interest rates. They warn that overseas deals are often risky due to difficulties verifying properties on site and because such transactions fall outside Japan’s real estate laws, leaving investors to resolve problems largely on their own. They note that the domestic market is undergoing changes as rates rise and financing tightens, making even top buyers wary. They describe overseas markets such as Southeast Asia where many projects are sold pre-construction, with risks like project delays or incomplete delivery; anecdotes include social‑media outreach with aggressive fee demands. The dialogue underscores cautious due diligence and awareness of market signals.