Types of Foreclosed Pag-IBIG Properties Available for Bidding

Pag-IBIG housing projects come in different shapes and sizes, depending on financial power and preferences of buyer-owners. So it’s no wonder the type of home dwellings appear in list of foreclosed properties up for disposal at scheduled Pag-IBIG auctions.

With a variety of interested parties, from those who are looking to buy their first homes to established entrepreneurs looking to boost their real estate portfolio, listed properties available for bidding also suit a good range of purposes — as residential dwelling, rental property or short-term leases such as AirBnB.

Let’s take a look at the different types of properties available at Pag-IBIG auctions as foreclosed properties.

1. House and lot. Independent and stand-alone, these are more desirable residential units that evoke peace of mind and greater sense of freedom and security. These include single detached (house built on middle of the lot), single attached (house built on side of perimeter boundary)


2. Lot Only. Foreclosed lot properties offer plenty of opportunity for owners to design and build house based on owner’s preference.

3. Townhouse. Townhouses offer financial incentives to residents who enjoy the feeling of single-family living often at a lower cost and with much less responsibility for maintenance than a single-family home.

4. Condominium Unit. One of the biggest perks of condominium ownership is that the individual owners are not directly responsible for performing maintenance on the building, common areas or grounds.

5. Duplex. For folks with investment in mind, duplex units present enticing option of owning one unit and leasing the other, helping ease the financial burden of paying off mortgage.

6. Row house. One of the most affordable units come in this type of residential unit so if you’re starting out with a young family or working your way into saving for your next investment, this is a good choice.

 

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Where to Find, Acquire Pag-IBIG Foreclosed Property Assets

If you are keen in buying acquired assets by Pag-IBIG, it is now easy to find them through the official Home Development Mutual Fund website.

The Acquired Assets page provides information such as property listings filtered by province and municipality as well as price range of the property. Listing is updated every Tuesday and Friday for NCR accounts, while new updates are available every Friday for provincial accounts.

To those interested in acquiring Pag-IBIG properties for sale, here are the steps:

1) Visit the Home Development Mutual Fund (Pag-IBIG) website and follow this link to go to the Acquired Assets page

2) Select the property based on desired preference such as Province, Municipality and Price Range.

3) Click the Search (house and lens icon) to see the results. If there is a match based on your search criteria, a listing will appear below.

  • Subdivision – The subdivision where the property is located
  • Location – The address of the subdivision
  • Branch account – The Pag-IBIG office supervising the sale
  • Contact number – The number to call for inquiries.
  • Data as of – Information is accurate as of marked date.

property-detail

On the right side of the search result, a “View property/ies” link allows you to display additional details of the particular asset. Information includes address (block and lot number), property area (lot area and house floor area) in square meters, price in Philippine peso, property type (house and lot, duplex, etc), status (occupied or unoccupied) and remarks.

property-listing

From the list, there are two things we’d like to put forward are the price and remarks.

a. Property Price: The price indicated in the property is the value of the asset and is subject to adjustments based on three modes of payment: cash, installment and housing loan. Under negotiated sale, if you are paying by cash a discount rate of 30% can be availed and payable within one month. If you are paying by installment, you’ll get a 20% discount and payment term is up to 12 months, but with interest rate of 12% per annum or 1% per month. If you wish to acquire through housing loan to which qualified Pag-IBIG members can avail, you can get 10% discount, with the entire property payable up to 30 years (allowed only if borrower’s age is below 70 by the time of loan maturity).

b. Remarks. Property can be marked as Reserved or Available. When it’s Available, and you are interested, it’s best to contact the number of the branch account to make further inquiries (take note of the HLID or reference number of the property) or arrange a visit. When it’s marked as Reserved, someone else might have already expressed interest and gone through the reservation process.

Unfortunately, no other information besides the above description is available so it’s prudent to make a site visit and inspect the property itself, its neighborhood, accessibility and other factors. This is important because the asset to be sold is on an “as is where is” basis or “what you see is what you get,” including potential structural defects, wear and tear and other factors that influence depreciation of property value.

Should you be keen in acquiring the property, it’s time to take the next step and reserve the property, which follows such steps:

Steps on Purchasing an Acquired Asset

  1. Reserve the property and pay the non refundable/non-transferrable P1,000 reservation fee. Select which mode of payment (cash, installment or Pag-IBIG loan)
  2. Submit one valid ID (passport, driver’s license, etc) for verification.
  3. To those who wish to purchase through Pag-IBIG Housing Loan, submit the complete documentary requirements within 30 calendar days from payment of reservation fee and pay the processing fee of P2,000 and Documentary Stamp Tax of P100.
  4. Receive the Notice of Approval of Loan and pay the one year advance 3 insurance premiums within 30 days.
  5. Execute and submit notarized Deed of Conditional Sale and other mortgage documents evidencing the loan in favor of the Fund.

Note that the property listing page is labeled Properties Under Negotiated Sale. According to Divestopedia,

“[a] negotiated sale is a process that includes only a limited number of potential buyers, and usually includes one interested party with a high probability to close the transaction. The benefits of a negotiated sale are confidentially, efficiency, and the speed of the sales process. Negotiated sales usually come about from unsolicited offers by logical buyers, or initiated by investment bankers who already have a relationship with potential buyers and see an immediate fit with a company for sale.”

Reminders from Pag-IBIG Fund

  1. Brokers and agents are not allowed to accept or collect any payments (reservation, downpayment, etc). All payment must be made directly to Pag-IBIG FUND Office only.
  2. Buyers are encouraged to inspect the property first, before making any reservations or purchase of the unit.

List of Pag-IBIG Offices

pag-ibig-officeSource: http://goentrepinay.blogspot.com

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Pag-IBIG Calamity Loan: Frequently Asked Questions

Pag-IBIG Fund members who were unfortunately affected by natural calamities such as typhoons on areas declared as under State of Calamity may be eligible to avail of a calamity loan.

1. Who are eligible to avail of the Pag-IBIG Calamity Loan?

The Calamity Loan Program is open to any Pag-IBIG member who:
(i) Has made at least 24 monthly savings contribution;
(ii) Is an active member with at least 5 monthly savings for the last 6 months as of month prior to the date of loan application; and
(iii) Resides in an area which is declared by the Office of the President or the Local Sanggunian concerned as under a state of calamity.

If the member has an existing Housing Loan, Multi-Purpose Loan (MPL) and/or Calamity Loan, the account must not be in default as of date of loan application.

2. How much can one loan?
An eligible member may borrow up to a maximum of 80% of his Total Accumulated Value (TAV) — sum or total of the initial investment plus the interest earned to date — subject to the terms and conditions of the program.

The current interest rate for the Calamity Loan is 5.95% per annum.

3. What is the payment period?

The Calamity Loan is amortized over a period of 24 months with a grace period of 3 months. The member shall start paying his loan on the 4th month following the date of his DV/Check date.

4. Can a member still avail of a Calamity Loan even if he has an outstanding MPL/Calamity Loan?
Yes. The member may still avail of a Calamity Loan subject to certain conditions. In no case, however, will the aggregate short-term loan (MPL and Calamity Loan) exceed 80% of the borrower’s TAV.

5. Until when can an eligible member avail of the loan?
Eligible borrowers must avail of the Calamity Loan within a period of 90 days from the declaration of a State of Calamity.

calamity

6. What are the documentary requirements for the loan application?
• Completely filled-up Calamity Loan Application Form. (Download form here)
• Photocopy of at least 2 valid IDs
• Proof of Income
• For formally employed members, duly accomplished Declaration of Being Affected by Calamity.

7. Where can one apply for a loan?
The borrower may submit his requirements to any Pag-IBIG Office nationwide. For inquiries, Pag-IBIG Fund’s hotline is open 24/7 – (02) 724-4244. E-mails can be sent to [email protected]

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Commonly Asked Question About Pag-IBIG Fund’s Affordable Housing Program

As a premier conduit that helped thousands of Filipinos achieve their desire to own their homes, Pag-IBIG continues to fulfill dreams. But to those eligible members who have yet to take advantage of this offer, here are the answers to some of the most commonly-asked questions about Pag-IBIG Affordable Housing Program.

What is Pag-IBIG Fund Affordable Housing Program (AHP)?

Pag-IBIG Fund’s Affordable Housing Program (AHP) offers opportunities for Pag-IBIG Fund members who are minimum-wage earners whose monthly gross income does not exceed P17,500 to finance property acquisition, such as house and lot, using its low-interest loans payable up to 30 years.

What are the qualified purposes of Pag-IBIG loans?

Pag-IBIG housing loans may be used to finance the:

  • Purchase of a fully-developed residential lot or adjoining lots whose area do not exceed 1,000 square meters;
  • Purchase of a residential house and lot, townhouse, or condominium unit;
  • Construction or completion of a residential unit on a lot owned by the Pag-IBIG member.

hanaAm I eligible to apply for Affordable Housing Program?

Members who are eligible to avail of the Program are those who satisfy the following requirements. Pag-IBIG member:

  • must have made 24 monthly contributions under Pag-IBIG I Membership Program. New members may pay the 24 monthly membership contributions in lump sum, corresponding to the loan amount applied for;
  • has a gross monthly income not exceeding ₱17,500.00 for those working in Metro Manila and ₱14,000.00 for workers in other regions;
  • must not be more than 65 years old;
  • has no outstanding Pag-IBIG housing loan;
  • has no outstanding multi-purpose loan in arrears;
  • had no Pag-IBIG housing loan that was foreclosed, cancelled, bought back due to default or subjected to Dacion en Pago or giving back of the property mortgaged to lender in exchange of discharge from the mortgage debt.

I am an eligible Pag-IBIG Fund member; how much can I borrow?

  • A qualified Pag-IBIG member may borrow up to a maximum amount of ₱750,000. The amount depends onthe member’s actual need, his loan entitlement based on gross monthly income, his loan entitlement based on capacity to pay, and the loan-to-appraisal value ratio, whichever is the lowest.
  • A maximum of three qualified Pag-IBIG members may be secured into a single loan provided they are related within the second civil degree of consanguinity or affinity.

What is the loan to appraisal value ratio?

The loan to appraisal value ratio is:

Loan Amount Loan-to-Appraisal Value Ratio
Up to ₱450,000 100%
Over ₱450,000 to ₱750,000 90%

What are the loan’s interest rates?

For the first five years of the loan, interest rate for loans of up to ₱450,000 is 3% provided the gross monthly income is ₱15,000 for those working in Metro Manila and ₱12,000 for workers in other regions. For loans of up to ₱750,000, the interest rate is 6.5%, provided the gross monthly income for those working in Metro Manila is not more than ₱17,500, and not more than ₱14,000 for workers in other regions.

At the end of the ten-year period, the interest rate shall be re-evaluated based on the prevailing interest rate of Pag-IBIG Fund’s pricing framework or it shall be increased by 2%, whichever is lower. Interest rates shall be re-priced periodically depending on the chosen fixed pricing period of the borrower. The base rate for succeeding re-pricing shall be the interest rate for the immediately preceding re-pricing period.

How long should I pay for the loan?

The maximum repayment period for the loan is thirty (30) years.

Are there any other charges collected?
Processing fee of a loan shall be ₱3,000: ₱1,000 is paid upon filing of the loan application and the remaining ₱2,000 will be paid upon loan takeout.

Where to file Housing Loan Application?

  • Housing loan application may be filed online on the Pag-IBIG website.
  • Housing Loan applicants may also go to the Pag-IBIG Metro Manila/Regional Branch that has territorial jurisdiction over the property subject of the loan.

What is the Processing Time?

The regular processing time for a housing loan application is 15 working days, provided the borrower has submitted all the necessary requirements.

What are the checklist for Pag-IBIG housing loan application?

I. HOUSING LOAN APPLICATION
1. Notarized Developer’s Sworn Certification (HQP-HLF-062)
2. Transfer Certificate of Title (TCT)/Condominium Certificate of Title (CCT) with Deed of Assignment of CTS with SPA (With
Buyer’s Conformity) duly annotated thereon (Certified True Copy)
3. Updated Tax Declaration and Updated Real Estate Property Tax Receipt (photocopy)
4. TCT/CCT with Deed of Assignment of CTS with SPA (With Buyer’s Conformity) duly annotated thereon (Owner’s Duplicate
Copy)
5. Mortgage Documents
a. Notarized Deed of Assignment of CTS with SPA (With Buyer’s Conformity) duly registered with Registry of Deeds and
bearing the original RD stamp (HQP-HLF-523)
b. Contract-to-Sell (HQP-HLF-161)
c. Duly accomplished/notarized Promissory Note (HQP-HLF-086/087)
d. Pre-signed Deed of Absolute Sale (HQP-HLF-525)
e. Pre-signed Disclosure Statement on Loan Transaction (HQP-HLF-085)
f. Pre-signed Loan and Mortgage Agreement (HQP-HLF-162/163)
6. Notarized Certificate of Acceptance (HQP-HLF-083)
7. Borrower’s Validation Sheet (HQP-HLF-058)
8. Documentary requirements submitted during the advance evaluation and technical inspection (Refer to Item II).

II. ADVANCE EVALUATION / TECHNICAL APPRAISAL
FOR BORROWER
1. Housing Loan Application with recent ID photos of borrower/co-borrower (if applicable) (2 copies, HQP-HLF-068/069)
2. Proof of Income (see details at the back)
3. One (1) valid primary ID (Photocopy, back-to-back) of Principal Borrower, Co-Borrower, and Developer’s Authorized
Representative and Attorney-In-Fact, if applicable. The same ID must be presented during the conduct of borrower’s validation.
FOR DEVELOPER
1. Letter Request for Advance Evaluation and Technical Inspection
2. Softcopy of Borrower’s Profile
3. Transfer Certificate of Title (TCT)/Condominium Certificate of Title (CCT) in the name of Developer or land owner, in case of
Joint Venture.
4. Updated Tax Declaration and Updated Real Estate Tax Receipt (photocopy)
5. Pag-IBIG Fund Receipt for payment of Processing fee (photocopy)

Where are the Pag-IBIG Fund offices located in the Philippines and abroad?

You can find a list of Pag-IBIG Fund offices in this directory listing.

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Guide to Pag IBIG Housing Loan

Pag-IBIG Fund is the Philippine government-mandated housing loan program that provides Filipinos the most affordable loan interest rates when buying or building a home. Also known as Home Development Mutual Fund (HDMF), Pag-IBIG Fund offers a wide range of benefits when financing future homes or residences. Specific benefits of Pag-IBIG Fund users are delineated in its website.

Benefits of Pag-IBIG Housing Loan
The Pag-IBIG Housing Loan program can finance the following:

a.Purchase of lots of not less than 24 square meters and not greater than 1, 000 square meters.
b.Purchase of a house and lot, condominium unit (with parking lot), townhouse, whether they are old or brand new.
c.Completion or construction of a lot or a residential unit.
d.Home improvement
e.Refinance of existing mortgage.
f.Combination of loan purposes.

How to Avail the Pag-IBIG Housing Loan Services

  • The applicant should be an ACTIVE member. An active member is someone who makes regular monthly contribution for two full years and paid at least 5 contributions in the past 6 months
  • The applicant should have a stable source of income upon the application.
  • The applicant should not have any foreclosed property or any outstanding loan.

Loan Coverage
Pag-IBIG Housing loan can lend loan up to P6 million with variable interest rate from 4.5% to 12.25% depending on the housing loan program.

What People Should Know about Pag-IBIG Housing Loan Program

  • The Pag-IBIG Housing loan program is only exclusive to Filipinos, including overseas Filipino workers, naturalized citizens and government employees.
  • To understand how the Pag-IBIG Housing Loan works, applicants are invited (although not required) to attend the loan counseling session at any Pag-IBIG office. The loan counseling session can take up to 2 hours.

Required Accomplished Forms When Applying for Pag-IBIG Housing Loan

  • Preliminary Loan Counseling Questionnaire
  • Housing Loan Application (HLA)
  • Membership Status Verification Slip (MSVS)

Note: Accomplished forms are downloadable online. The applicant is also required a processing of 1,000 Php which is non refundable.

Steps When Accomplishing Pag-IBIG Housing Loan

During the accomplishment of pre-needed forms and other requirements, the Pag-IBIG staff will run a background credit check to the applicant. The purpose of the investigation, which takes 5 working days, is to determine if the client has the capacity to secure financial standing for his/her loan. Following the investigation, the Mortgage Loan specialist together with the Property Appraiser II will schedule an inspection which will run for another 5 working days. After which, the applicant will be contacted for property appraisal findings.

If the application is approved, the applicant received the Notice of Loan Approval or Letter of Guaranty. However, if the application is declined, the applicant receives the Notice of Disapproval. Additional loan documents need to be completed. Some of them need to be notarized and submitted within 90 days.

Additionally, the applicant proceeds to the Bureau of Internal Revenue to secure payments of capital gains tax and documentary stamps, and the Registry of Deeds for the annotation of mortgage of transfer of the title. The following are documents submitted to Pag-IBIG for the release of loan funds:

  • original Transfer Certificate of Title (TCT)
  • DOAS with original RD stamp
  • updated Real Estate Tax Receipt
  • new tax declaration
  • occupancy permit
  • assignment of loan proceeds

The applicant waits for telephone confirmation when to get the first check at the office. When claiming the first loan check, the applicant must present 2 valid IDS. However, for authorized individuals, in case the applicant cannot claim the check personally, the Check Release Controller of Pag-IBIG requires the representative a notarized Special Power of Attorney and 2 Valid IDs.

When to Pay the Loan?
The first monthly payment or amortization occurs immediately a month following the final loan is released. To know the amount and frequency of payments, use the Pag-IBIG amortization calculator. It should be noted 3 missed monthly payments entails default of mortgage, which may mean a forfeit of the whole financing process.

Pag-IBIG Offices Overseas

Alkhobar, KSA (Middle East)
LACSAMANA P. TUAN
MEMBER SERVICES OFFICER
Mobile No.: +966507181849
Email: [email protected]
c/o SKYFREIGHT FORWARDERS
1st St. cor. King Fahad St., P.O. Box 2539, Alkhobar KSA

Athens, Greece
JEAN V. SANTOS
MEMBER SERVICES OFFICER
Fax. No.: (0030210) 6983265
Mobile No.: (003069) 77425678
Email: [email protected]
c/o Philippine Overseas Labor Office
10 Fhiotidos St. Ambelokipi, Athens 11523, Greece

Bandar Seri Begawan,Brunei Darussalam (Asia Pacific)
MEMBER SERVICES ASSISTANT
Email: [email protected]
c/o Philippine Embassy SPG 336-17, Diplomatic Enclave Jalan Kebangsaan, Bandar Seri Begawan Brunei Darussalam BA 1210

Bahrain (Middle East)
MR DARWIN L. LANSANG
MEMBER SERVICES OFFICER
Mobile No.: +973 37311278
Email: [email protected]
[email protected]
c/o PHILIPPINE EMBASSY
Villa No. 939 Road No. 3320, Manama, Bahrain, P.O. Box 26681

Dubai(Middle East)
LOWELLA C. RECTO
MEMBER SERVICES OFFICER
Tel. No.: 971-042207221
Mobile No.: +971567285143
Email: [email protected]
Philippine Consulate Gen. Phil Overseas Labor Office
Beirut St. , Al Qusais .3
P.O. Box 4960, Dubai UAE

Hong Kong SAR (Asia Pacific)
RAYMOND FRANCIS RAMOS
MEMBER SERVICES OFFICER
Tel. No.: (00852)2823-8561
Mobile No.: (00852)94524287
Email: [email protected]
PHILIPPINE CONSULATE
GENERAL 14th Floor,
United Center Building,
95 Queensway, Hong Kong SAR

Jeddah, KSA (Middle East)
JAMAL D. BAGUAN
MEMBER SERVICES ASSISTANT
Mobile No.: +9665-81649435;
+9665 66289554
Email: [email protected]
Philippine Consulate General
Umm Al-Qura Street Rehab District
P.O. Box 4794 Jeddah 21412

South Korea (Asia Pacific)
MR. DOMINIC A. LEOLIGAO
Pag-IBIG-Korea Service Desk
Mobile No: 0082-1071450385
Telephone: 0082-378536345
Email: [email protected]
[email protected]
c/o Philippine Overseas Labor Office (POLO) Embassy of the Philippines 12 Hoenamuro 42-gil Yongsan-gu, Seoul City 140-857, South Korea

Kuwait (Middle East)
MAHMOUD B. KHALIL
MEMBER SERVICES OFFICER
Fax No.: (00965)532-9319
Mobile No.: +96596693777
Email: [email protected]
Block 6, Villa 153 Nouman Bin Basher St. corner Damascus St. Faiha, State of Kuwait

London, United Kingdom (Europe)
MARIA FE MANGALILE
MEMBER SERVICES OFFICER
Tel. No.: +447718163222
Email: [email protected]
c/o Philippine Embassy 6 Suffolk St., London SW1Y 4 HG United Kingdom

Macau SAR (Asia Pacific)
JOEL I. NADRES
MEMBER SERVICES ASSISTANT
Tel No. : (00853) 28757111
Mobile No. : (00853) 62573754
Fax No. : (853) 28757227
Email: [email protected]
PHILIPPINE CONSULATE GENERAL MACAU SAR
Unit 1404-1406,14/F AIA Tower, NOS.251A-301,
Avenida Comercial De Macau, Macau Sar
Madrid, Spain (Europe)
JEREMIAS SAN PEDRO
CONTACT PERSON
Tel. No.: 34-915232397
Mobile No.: 34-646701457
Email: [email protected]
c/o Tahanan 2005 S.L. Office
CALLE MAYOR 6, 28013 MADRID, SPAIN

Malaysia (Asia Pacific)
MARIA ROSARIO S. MACADANGDANG
MEMBER SERVICES ASSISTANT
Tel. No.: (0060) 3 21484233
Mobile No.: (0060) 1 76563971
Email: [email protected]
c/o Philippine Embassy Kuala Lumpur No. 1 Changkat Kia Peng 50450 Kuala Lumpur, Malaysia

Milan, Italy (Europe)
BRIGITTE P. MAHOR
MEMBER SERVICES OFFICER
Tel. No.: (3902)-43510205
Mobile No.: +393204572603
Email: [email protected]
c/o Philippine Consulate General via Stomboli 1 Milan, Italy 20144 Milan

OFW Members Services Department OFW Center
FERNANDO C. DE CASTRO
Head OFW Center/CEO III
Tel. No.: (02) 422-3114
Email: [email protected]
317 Justine Bldg. Sen. Gil Puyat Avenue, Makati City

New York (North America)
MICHAEL F. AZUCENA
MEMBER SERVICES OFFICER
Tel No.: +1 646 8696690
Mobile No.: + 646 832 6208
Email: [email protected]
Phil. Consulate General
556 5th Avenue New York 10036 USA

Oman (Middle East)
Pag-IBIG Oman Service Desk
Email: [email protected]
c/o Philippine Embassy P.O. Box 450 PC 115 Madinat, Sultan Qaboos Muscat, Oman

Qatar (Middle East)
MS. NORLYN P. ACOSTA
MEMBER SERVICES ASSISTANT
Tel. No.: +974-44866236
Mobile No.: +974-33466536
Email: [email protected]
c/o Philippine Overseas Labor Office
Al furat Street, Zone 66, Onaiza Area
24900, Doha, Qatar

Riyadh, KSA (Middle East)
RENATO A. SOQUENO
MEMBER SERVICES OFFICER
Mobile No.: +966537980452
Tel. No.: (+9661) 4880835
Fax No.: (009661) 4883945
Email: [email protected]
c/o Philippine Embassy Site Site D4, Collector Rd., C Diplomatic Quarters P.O. Box 94366, Riyadh, KSA

Rome, Italy (Europe)
DELILAH C. GUTIERREZ
MEMBER SERVICES OFFICER
Tel. No.: (3906)-39740853
Mobile No.: (3932)81475555
Email: [email protected]
c/o Philippine Embassy Vialle Delle Medaglie D’Oro 112/114 Rome, Italy 00136 Rome

Singapore (Asia Pacific)
CHRISTIAN JAN T. OLIVEROS
MEMBER SERVICES OFFICER
Tel. No.: (0065) 6737 3977 loc 106
Mobile No.: +65-98533147
Email: [email protected]
c/o Philippine Overseas Labor Office / Phil. Embassy 20 Nassim Road SINGAPORE 258395

Taiwan (Asia Pacific)
LERSA A. LI
MEMBER SERVICES OFFICER
Tel. No.: 02-2517-7775
Fax No.: (00886) 225079805
Mobile No.: +886-975563561
Email: [email protected]
No. 309 10th Flr. SONJIANG RD. Zhongshan District Taipei City, Taiwan

Tokyo, Japan (Asia Pacific)
OLIVIA C. AKATSU
MEMBER SERVICES ASSISTANT
Tel. No.: 0081)8010352808;
(0081)8048361435
Email: [email protected]
3rd Flr. SK Ueno Bldg., 3-18-7 Higashi Ueno, Taito-Ku Tokyo 110-0015 Japan

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