A Comprehensive Guide to Buying Property in Japan as a Foreigner

Buying a house in Japan as a foreigner can be an exciting yet complex process. Understanding the necessary qualifications, legal implications, financial requirements, and other critical factors is essential for a successful purchase. This article will provide a detailed guide on how to navigate the Japanese real estate market as a foreigner.

Buying House in Japan

Qualifications for Foreigners Buying Property in Japan

One of the most appealing aspects of buying property in Japan is that there are no legal restrictions on foreigners owning property. You do not need to be a Japanese citizen or a permanent resident to purchase real estate in Japan. This openness makes Japan an attractive destination for foreign investors and expatriates.

Residency Requirements

  • No residency requirement: You can purchase property in Japan without having to reside in the country.
  • Vacation Home: The property can be used as a vacation home, and there are no restrictions on how many days you must spend in Japan each year.

Visa Status and Duration of Stay in Japan

When buying a property in Japan, it’s important to understand the visa requirements and how long you can stay in the country. While owning property does not automatically grant you residency or a long-term visa, there are various visa options available depending on your circumstances.

Tourist Visa

  • Duration: Typically allows stays of up to 90 days.
  • Eligibility: Available to citizens from many countries, including the United States, Canada, Australia, and most European countries.
  • Purpose: Ideal for short visits, such as vacationing or checking on your property. However, you cannot engage in paid work.

Temporary Visitor Visa

  • Duration: Generally up to 90 days, similar to the Tourist Visa.
  • Eligibility: Required for citizens of countries that do not have visa exemption agreements with Japan.
  • Purpose: For short-term stays, including tourism, business meetings, or visiting friends and family.

Long-Term Visas

If you plan to stay in Japan for an extended period, you will need to apply for a long-term visa. Here are some common options:

Work Visa

  • Duration: Typically ranges from 1 to 5 years, depending on the type of work and the sponsoring employer.
  • Eligibility: Requires a job offer from a Japanese employer who will act as your sponsor.
  • Types: Includes categories such as Engineer/Specialist in Humanities/International Services, Skilled Labor, and Intra-company Transferee.
  • Renewal: Can be renewed as long as you maintain employment with a sponsoring company.

Investor/Business Manager Visa

  • Duration: Initially 1 year, renewable for 3 or 5 years subsequently.
  • Eligibility: Requires establishing a business in Japan or investing a significant amount in a Japanese company.
  • Requirements: You must have a physical office in Japan and invest at least JPY 5 million in the business, among other requirements.
  • Purpose: Suitable for those who plan to run a business in Japan.

Student Visa

  • Duration: Based on the length of your study program, typically 1 to 2 years, renewable.
  • Eligibility: Requires enrollment in a recognized educational institution in Japan.
  • Purpose: For individuals pursuing full-time education in Japan.

Spouse or Child of Japanese National Visa

  • Duration: 1 to 5 years, renewable.
  • Eligibility: For spouses and children of Japanese citizens or permanent residents.
  • Purpose: Allows you to live with your Japanese family members.

Permanent Resident Visa

  • Duration: Indefinite.
  • Eligibility: Generally requires living in Japan for 10 consecutive years, although this period can be shorter for those married to Japanese nationals or holding specific high-skilled professional visas.
  • Purpose: Provides the right to live and work in Japan indefinitely without needing sponsorship.

Special Visa Considerations for Property Owners

While owning property in Japan does not directly influence your visa status, it can support your application for certain types of visas, particularly those related to business and investment. For instance:

  • Investor/Business Manager Visa: Owning property can be part of your overall investment in Japan, demonstrating your commitment to the country.
  • Long-Term Stay: If you intend to stay in Japan for significant periods, property ownership can provide stability and be viewed favorably in your visa application process.

Visa Application Process

  1. Determine Visa Type: Based on your purpose of stay, select the appropriate visa category.
  2. Prepare Documentation: Collect all necessary documents, including your passport, application forms, photographs, financial statements, and any specific documents required for your visa type (e.g., employment contract, business plan).
  3. Sponsorship: If required, ensure you have a sponsor in Japan, such as an employer or business partner.
  4. Submit Application: Submit your visa application to the Japanese embassy or consulate in your home country.
  5. Wait for Processing: Visa processing times vary but can take several weeks.
  6. Receive Visa: Once approved, you will receive your visa, allowing you to enter Japan for the specified purpose and duration.

Staying in Japan with Property Ownership

  • Short-Term Visits: If you only visit Japan occasionally (e.g., for vacations or property maintenance), a Tourist or Temporary Visitor Visa may suffice.
  • Long-Term Residency: For extended stays, you’ll need a long-term visa. Owning property does not automatically grant long-term residency, so you must apply for a suitable visa.
  • Permanent Residency: If you plan to live in Japan permanently, consider applying for permanent residency after meeting the necessary residency requirements.

Understanding your visa options and how long you can stay in Japan is crucial when buying property as a foreigner. While property ownership does not directly affect your visa status, it can support your applications for business and investment-related visas. Ensure you select the appropriate visa type based on your intended length of stay and purpose in Japan, and prepare all

Locations: Where Can Foreigners Buy Property?

Foreigners are allowed to purchase property anywhere in Japan. Popular locations include:

  • Tokyo: The bustling capital city with diverse neighborhoods.
  • Osaka: Known for its vibrant culture and cuisine.
  • Kyoto: Famous for its historical sites and traditional architecture.
  • Hokkaido: Popular for its natural beauty and outdoor activities.
  • Okinawa: Known for its tropical climate and beaches.

Each area offers unique benefits, so your choice will depend on your preferences and investment goals.

Ownership Duration and Usage

There are no restrictions on how long you must own the property. You can buy and sell the property at any time.

  • Rental Property: You are allowed to rent out your property as a rental property. This can provide a steady income stream, especially in popular tourist areas or major cities.

Tax Implications

When buying and owning property in Japan, you need to consider several taxes:

Acquisition Taxes

  • Stamp Duty: Charged on the purchase contract, ranging from JPY 200 to JPY 600,000, depending on the property price.
  • Registration and License Tax: Typically 0.4% of the property’s assessed value.
  • Real Estate Acquisition Tax: 3% for land and 4% for buildings.

Ownership Taxes

  • Fixed Asset Tax (Kotei Shisanzei): 1.4% of the assessed value of the land and building.
  • City Planning Tax: Up to 0.3% of the assessed value.

Income Tax

  • Rental Income: Subject to Japanese income tax. The rate ranges from 5% to 45% depending on your total income.
  • Capital Gains Tax: If you sell the property, the profit is subject to capital gains tax. The rate is 15.315% for properties held for more than five years and 30.63% for those held for less than five years.

Mortgage Process for Foreigners

Foreigners can obtain a mortgage in Japan, though the process can be more complicated compared to domestic buyers.


  • Visa Status: Some banks may require a long-term visa or permanent residency.
  • Income Verification: Proof of stable income, often requiring employment in Japan.
  • Credit History: A good credit history can influence the bank’s decision.

Down Payment and Loan Terms

  • Down Payment: Typically 20% to 35% of the property price.
  • Interest Rates: As of 2024, interest rates for mortgages in Japan are relatively low, ranging from 0.5% to 2.5% for fixed-rate loans. Variable rates may be lower but can increase over time.

Required Documentation

  • Identification: Passport and residence card (if applicable).
  • Income Proof: Salary slips, tax returns, or bank statements.
  • Property Details: Information about the property you intend to buy.

Mortgage Application Process

  1. Pre-Approval: Obtain pre-approval from a bank to understand your borrowing capacity.
  2. Property Selection: Choose the property and sign a purchase agreement.
  3. Formal Application: Submit a formal mortgage application with all required documents.
  4. Approval and Contract: Once approved, sign the mortgage contract.
  5. Settlement: The bank will disburse the loan, and you will complete the property purchase transaction.

City and Prefecture Restrictions

There are generally no specific restrictions on buying property in different cities or prefectures for foreigners. However, some areas might have zoning laws or regulations that restrict the type of buildings or businesses allowed. Always check local regulations to ensure your intended use of the property is permissible.

Practical Tips for Buying Property in Japan

  • Hire a Real Estate Agent: A local real estate agent can help navigate the market, provide property listings, and assist with negotiations.
  • Legal Advice: Consider hiring a lawyer specializing in Japanese real estate to review contracts and ensure compliance with local laws.
  • Translation Services: If you are not fluent in Japanese, hiring a translation service can be invaluable during the buying process.
  • Property Inspection: Conduct a thorough inspection of the property to check for any issues that may not be immediately apparent. This can include structural integrity, plumbing, electrical systems, and any potential environmental hazards.

Financial Considerations

Currency Exchange

  • Currency Fluctuations: Since you may not be earning in Japanese Yen (JPY), consider the impact of currency exchange rates on your purchase and mortgage payments. Some banks offer multi-currency mortgages, which could be beneficial.


  • Property Insurance: It is advisable to purchase property insurance to protect your investment from natural disasters, such as earthquakes and typhoons, which are common in Japan.
  • Earthquake Insurance: Separate from standard property insurance, this can cover damages specifically caused by earthquakes.

Ongoing Costs

  • Maintenance Fees: If you buy a condominium, there will be monthly maintenance fees for the building’s upkeep.
  • Utilities: Be prepared for regular utility bills including water, electricity, and gas.

Understanding Japanese Real Estate Terms

  • Tsubo: A traditional Japanese unit of area, equivalent to approximately 3.3 square meters or 35.5 square feet. Real estate listings often use this measurement.
  • Kyojo: Refers to the building’s structure in real estate listings.
  • Shikikin and Reikin: Shikikin is a security deposit, while Reikin is a non-refundable key money, often required in rental agreements.

Cultural Considerations

Business Practices

  • Formal Process: Japanese business culture tends to be formal. Expect meticulous documentation and multiple meetings.
  • Patience: The process can be slower than in other countries, so patience is essential.

Language Barrier

  • Learning Basic Japanese: While not mandatory, learning some basic Japanese can help in everyday interactions and show respect for the local culture.

Key Takeaways

Buying a house in Japan as a foreigner is a feasible and often rewarding endeavor, thanks to the lack of legal restrictions and the country’s stable real estate market.

However, it does require careful planning, financial preparedness, and an understanding of the local market dynamics.

  1. No Residency Requirement: You do not need to be a resident or citizen to buy property in Japan.
  2. Location Flexibility: You can buy property anywhere in Japan, with popular choices being Tokyo, Osaka, Kyoto, Hokkaido, and Okinawa.
  3. Tax Implications: Be aware of acquisition, ownership, and income taxes associated with your property.
  4. Mortgage Process: Foreigners can obtain mortgages, though requirements and terms may vary.
  5. Rental Opportunities: You can rent out your property, providing a potential income stream.
  6. No Ownership Duration Limits: You can hold or sell the property without time restrictions.
  7. Legal and Financial Advice: Engaging local professionals for legal and financial advice can simplify the process.

By following these guidelines and preparing adequately, you can successfully purchase and enjoy owning property in Japan, whether as a home, investment, or vacation retreat.

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