＜Beginner＞ Lesson No.7
Tax Incentive System Explanation to Foreign Investor / 外国人投資家への税制優遇制度説明
０．Greetings & Ice-break (2min.)｜挨拶と導入
0-1 Greetings
Let’s practice a short small talk that you can use to greet a business partner and start building a good relationship.
講師との挨拶を兼ねて、ビジネスパートナーと信頼関係を築くための短いスモールトークを練習してみましょう。
[Tips / 会話のヒント]
・Can you hear me clearly?
私の声はクリアに聞こえますか？
・How's your day going so far?
今日はどんな一日でしたか？
・Talk about one small topic (Work, Weather, News, Hometown, Sports event, etc.)
軽い話題について話しましょう（仕事、天気、ニュース、地元、スポーツイベントなど）
0-2 Introduction
In today’s lesson, we’ll learn about the following situation. Have you ever experienced something similar?
本日のレッスンでは以下のようなシチュエーションについて学びます。同様のシチュエーションを経験したことがありますか？
- If you have experience, please tell us what it was like, what was difficult, or what you learned.
経験があれば、どんな内容だったか、難しかったことや学んだことなどを教えて下さい。
- If you don’t have experience, try to imagine yourself handling that situation in English.
What do you think would be challenging?
経験がなければ、英語でその状況に対応しているところを想像してみましょう。どんなことが難しそうですか？
Situation / シチュエーション
Explaining tax benefits including depreciation, loss offsetting, and inheritance tax strategies to foreign investors considering Japanese real estate.
外国人投資家に減価償却や損益通算、相続税対策などの税制優遇制度を説明する場面です。
1. Read (2 min)｜型を学ぶ
Let's read the following key sentences aloud!
下記の文章や単語を順番に音読しましょう！
1-1 Basic phrases
１．There are 3 major tax benefits for...（...には3つの主要な税制メリットがある）
２．Let me explain with a concrete case...（具体例で説明させてください...）
３．This depreciation reduces your taxable income...（この減価償却により課税所得が減る...）
４．This benefit continues for...（このメリットは...の間続く）
５．The key point is that...（重要な点は...ということです）
６．The loss offset system lets you offset...（損益通算制度では...を相殺できる）
７．I recommend working with a tax specialist to...（...するために税務専門家と協力することをお勧めします）
1-2 Essential words
１．reduce（減らす）
２．offset（相殺する）
３．measure（測る）
４．explain（説明する）
５．improve（改善する）
６．continue（続く）
７．decline（下落する）
８．affect（影響する）
９．recommend（勧める）
１０．prepare（準備する）
2. Try (3 min)｜ロールプレイ練習
Let’s practice the role-play.
ロールプレイの練習をしましょう！
Situation / シチュエーション（Reference again）
Explaining tax benefits including depreciation, loss offsetting, and inheritance tax strategies to foreign investors considering Japanese real estate.
外国人投資家に減価償却や損益通算、相続税対策などの税制優遇制度を説明する場面です。
👨💼【Teacher / Foreign Investor】:
Thank you for meeting with me today. I'm considering investing in Japanese real estate, and I'd like to understand the tax benefits in detail. Could you explain the main tax advantages for foreign investors?
（本日はお時間をいただきありがとうございます。日本の不動産投資を検討しており、税制上のメリットを詳しく理解したいと思っています。外国人投資家にとっての主な税制優遇について説明していただけますか？）
🧑🎓【Student / Real Estate Sales Representative】:
Of course. There are 3 major tax benefits for real estate investment in Japan. First is depreciation, which reduces your taxable income every year. Second is loss offset, which lets you offset rental losses against other income. Third is inheritance tax planning, which helps reduce the tax burden when transferring assets. These 3 benefits work together to improve your investment return.
（もちろんです。日本の不動産投資には3つの主要な税制メリットがあります。1つ目は減価償却で、毎年の課税所得を減らすことができます。2つ目は損益通算で、賃貸損失を他の所得と相殺できます。3つ目は相続税対策で、資産移転時の税負担を軽減します。これら3つのメリットが連携して投資収益を改善します。）
👨💼【Teacher / Foreign Investor】:
I see. Could you give me a specific example of how depreciation works? I need to understand the actual numbers to measure the investment effect accurately.
（なるほど。減価償却が実際にどう機能するか、具体例を教えていただけますか？投資効果を正確に測るために、実際の数字を理解する必要があります。）
🧑🎓【Student / Real Estate Sales Representative】:
Let me explain with a concrete case. If you buy a wooden apartment building for 50000000 USD with a 22-year useful life, you can depreciate about 2270000 USD per year. This depreciation reduces your taxable income, so if your tax rate is 30 percent, you save around 681000 USD in taxes annually. This benefit continues for 22 years, which greatly improves your cash flow. The key point is that depreciation is a non-cash expense, so your actual cash remains in your account.
（具体例で説明させてください。耐用年数22年の木造アパートを50000000米ドルで購入した場合、年間約2270000米ドルを減価償却できます。この減価償却により課税所得が減るため、税率が30パーセントなら年間約681000米ドルの節税になります。このメリットは22年間続き、キャッシュフローを大きく改善します。重要な点は、減価償却は現金支出を伴わない費用なので、実際の現金は口座に残ることです。）
👨💼【Teacher / Foreign Investor】:
That's very helpful. How about the loss offset system? And are there any risks I should be aware of before I decide to invest?
（とても参考になります。損益通算の仕組みはどうでしょうか？また、投資を決める前に認識すべきリスクはありますか？）
🧑🎓【Student / Real Estate Sales Representative】:
The loss offset system lets you offset rental property losses against your salary or business income, which reduces your total tax burden. For example, if you have a rental loss of 3000000 USD and salary income of 10000000 USD, your taxable income becomes 7000000 USD. However, please be aware of 2 risks. First, tax laws can change, so future benefits may be reduced. Second, if property values decline, your investment return will be affected. I recommend working with a tax specialist to prepare a detailed plan before you make your final decision.
（損益通算制度では、賃貸不動産の損失を給与所得や事業所得と相殺でき、総税負担を軽減できます。例えば、賃貸損失が3000000米ドルで給与所得が10000000米ドルの場合、課税所得は7000000米ドルになります。ただし、2つのリスクにご注意ください。第一に、税法は変更される可能性があり、将来のメリットが減る場合があります。第二に、不動産価値が下落すれば投資収益に影響します。最終決定の前に税務専門家と協力して詳細な計画を準備することをお勧めします。）
👨💼【Teacher / Foreign Investor】:
Thank you for the clear explanation. I now understand the tax benefits and risks much better. I'll discuss this with my tax advisor and get back to you soon.
（明確な説明をありがとうございます。税制メリットとリスクがよく理解できました。税務顧問と相談して、すぐにご連絡します。）
3. Use (4 min)｜ロールプレイ & 実践（空欄補完）
Let's perform the role-play and fill in the blanks by translating the Japanese into English!
空欄の日本語を英語に訳しながら、ロールプレイを実践してみましょう！
Situation / シチュエーション（Reference again）
Explaining tax benefits including depreciation, loss offsetting, and inheritance tax strategies to foreign investors considering Japanese real estate.
外国人投資家に減価償却や損益通算、相続税対策などの税制優遇制度を説明する場面です。
👨💼【Teacher / Foreign Investor】:
Thank you for meeting with me today. I'm considering investing in Japanese real estate, and I'd like to understand the tax benefits in detail. Could you explain the main tax advantages for foreign investors?
🧑🎓【Student / Real Estate Sales Representative】:
Of course. There are 3 major tax benefits for real estate investment in Japan. First is depreciation, which ［減らす］ your taxable income every year. Second is loss ［相殺する］, which lets you ［相殺する］ rental losses against other income. Third is inheritance tax planning, which helps ［減らす］ the tax burden when transferring assets. These 3 benefits work together to ［改善する］ your investment return.
👨💼【Teacher / Foreign Investor】:
I see. Could you give me a specific example of how depreciation works? I need to understand the actual numbers to measure the investment effect accurately.
🧑🎓【Student / Real Estate Sales Representative】:
Let me ［説明する］ with a concrete case. If you buy a wooden apartment building for 50000000 USD with a 22-year useful life, you can depreciate about 2270000 USD per year. This depreciation ［減らす］ your taxable income, so if your tax rate is 30 percent, you save around 681000 USD in taxes annually. This benefit ［続く］ for 22 years, which greatly ［改善する］ your cash flow. The key point is that depreciation is a non-cash expense, so your actual cash remains in your account.
👨💼【Teacher / Foreign Investor】:
That's very helpful. How about the loss offset system? And are there any risks I should be aware of before I decide to invest?
🧑🎓【Student / Real Estate Sales Representative】:
The loss ［相殺する］ system lets you ［相殺する］ rental property losses against your salary or business income, which ［減らす］ your total tax burden. For example, if you have a rental loss of 3000000 USD and salary income of 10000000 USD, your taxable income becomes 7000000 USD. However, please be aware of 2 risks. First, tax laws can change, so future benefits may be reduced. Second, if property values ［下落する］, your investment return will be ［影響する］. I ［勧める］ working with a tax specialist to ［準備する］ a detailed plan before you make your final decision.
👨💼【Teacher / Foreign Investor】:
Thank you for the clear explanation. I now understand the tax benefits and risks much better. I'll discuss this with my tax advisor and get back to you soon.
4. Challenge (7 min)｜応用実践
Let's perform the role-play and fill in the blanks by translating the Japanese into English!
空欄の日本語を英語に訳しながら、ロールプレイを実践してみましょう！
*Let's practice this part repeatedly until we can speak it smoothly.
このパートはスムーズにスピーキングできるようになるまで繰り返し練習しましょう。
Situation / シチュエーション（Reference again）
Explaining tax benefits including depreciation, loss offsetting, and inheritance tax strategies to foreign investors considering Japanese real estate.
外国人投資家に減価償却や損益通算、相続税対策などの税制優遇制度を説明する場面です。
👨💼【Teacher / Foreign Investor】:
Thank you for meeting with me today. I'm considering investing in Japanese real estate, and I'd like to understand the tax benefits in detail. Could you explain the main tax advantages for foreign investors?
🧑🎓【Student / Real Estate Sales Representative】:
Of course. ［日本の不動産投資には3つの主要な税制メリットがあります。］ First is depreciation, which reduces your taxable income every year. Second is loss offset, which lets you offset rental losses against other income. Third is inheritance tax planning, which helps reduce the tax burden when transferring assets. These 3 benefits work together to improve your investment return.
👨💼【Teacher / Foreign Investor】:
I see. Could you give me a specific example of how depreciation works? I need to understand the actual numbers to measure the investment effect accurately.
🧑🎓【Student / Real Estate Sales Representative】:
［具体例で説明させてください。］ If you buy a wooden apartment building for 50000000 USD with a 22-year useful life, you can depreciate about 2270000 USD per year. ［この減価償却により課税所得が減るため、税率が30パーセントなら年間約681000米ドルの節税になります。］ ［このメリットは22年間続き、キャッシュフローを大きく改善します。］ The key point is that depreciation is a non-cash expense, so your actual cash remains in your account.
👨💼【Teacher / Foreign Investor】:
That's very helpful. How about the loss offset system? And are there any risks I should be aware of before I decide to invest?
🧑🎓【Student / Real Estate Sales Representative】:
The loss offset system lets you offset rental property losses against your salary or business income, which reduces your total tax burden. For example, if you have a rental loss of 3000000 USD and salary income of 10000000 USD, your taxable income becomes 7000000 USD. However, please be aware of 2 risks. First, tax laws can change, so future benefits may be reduced. Second, if property values decline, your investment return will be affected. I recommend working with a tax specialist to prepare a detailed plan before you make your final decision.
👨💼【Teacher / Foreign Investor】:
Thank you for the clear explanation. I now understand the tax benefits and risks much better. I'll discuss this with my tax advisor and get back to you soon.
\ If you have some extra capacity, give it a try（余力があればやってみましょう）/
5. Real-world application (5 min)｜実務応用
Let's speak freely with the phrases and flow we learned today. If you can, imagine your real job—it makes practice more effective.
本日学習した単語やフレーズ、会話の流れを思い出しながら、自由に話してみましょう。可能であれば、自身の実務を想像しながら話すと効果的です。
Situation / シチュエーション
A foreign investor is considering Japanese real estate investment and requests detailed explanation of tax benefits.
The real estate sales representative explains depreciation, loss offset, and inheritance tax planning with specific examples.
外国人投資家が日本の不動産投資を検討しており、税制メリットの詳細な説明を求めている。
不動産営業担当が減価償却、損益通算、相続税対策を具体例を交えて説明する。
👨💼【Teacher / Foreign Investor】:
I'm interested in the tax advantages of Japanese real estate. Could you explain the key benefits and how they improve investment returns?
（日本の不動産の税制優遇に興味があります。主なメリットと、それが投資収益をどう改善するか説明していただけますか？）
🧑🎓【Student / Your Role】:
(Free Speaking based on today's lesson)
Hints / ヒント
１．Explain the 3 major tax benefits（3つの主要な税制メリットを説明する）
２．Describe depreciation with specific numbers（減価償却を具体的な数字で述べる）
３．Clarify how loss offset reduces tax burden（損益通算が税負担を軽減する仕組みを明確にする）
４．Mention risks and recommend expert consultation（リスクに言及し専門家への相談を勧める）
※This is not a role-play. Please speak until you finish your thoughts.
このパートはロールプレイ形式ではありません。最後まで通して話してみましょう。
6. Wrap-up (2 min) ｜レッスンの振り返り
Let's review today's lesson with your teacher!
今日のレッスンについて講師と振り返ってみましょう！
6-1 Comments from student
・Good points / 良かったところ・上手くできたところ
・Things to work on / 今後強化したいところ
6-2 Feedback from teacher
・Good points / 良かった点
・Things to work on / 今後の強化ポイント
・What to review / 復習ポイント
*6-3 Questions from student (if any)
Japanese translation（日本語訳）
1. Read (2min)（型を学ぶ）｜基本フレーズ
2. Try (4min)（ロールプレイ練習）｜型を使った練習
Let’s practice the role-play.
ロールプレイの練習をしましょう！
3. Use (7min)｜応用
Let’s perform the role-play and filling in the missing English!
英語を補完しながら、ロールプレイを実践してみましょう！
4. Challenge (7min)｜実践
Let’s perform the role-play and filling in the missing English!
英語を補完しながら、ロールプレイを実践してみましょう！
5. Wrap-up (3min) – レッスンの振り返り
"Let’s review today’s lesson with your teacher!”
「今日のレッスンについて講師と振り返ってみましょう！」
5-1. Comments from Student
- Good points / 良かったところ・上手くできたところ
- Things to work on / 今後強化したいところ
5-2. Feedback from Teacher
- Good points / 良かった点
- Things to work on / 今後の強化ポイント
- What to review / 復習ポイント
5-3. Question from Students (If any)