Japan is one of the most foreigner-friendly property markets in the world — there are no restrictions on foreign nationals buying real estate. You don’t need a visa or residency status to purchase property. Here’s what you need to know.
Can Foreigners Buy Property in Japan?
Yes. Japan imposes no restrictions on foreign nationals purchasing property.
- No requirement to be a Japanese citizen or permanent resident
- No minimum time in Japan required
- Can buy land, apartment (manshon), house (ikkodate), or commercial property
- The property is yours — you can rent it, sell it, or pass it on
Important: Property ownership does not grant a visa or residency rights.
Types of Property
| Type | Description | Notes |
|---|---|---|
| マンション (Manshon) | Concrete apartment (like a condo) | Most common purchase |
| 一戸建て (Ikkodate) | Detached house + land | More space, less convenient location often |
| 新築 (Shinchiku) | New construction | Higher price, no surprises |
| 中古 (Chuko) | Resale / second-hand | Cheaper; check age and condition |
| 土地 (Tochi) | Land only | Build your own house |
Price Ranges (2025)
Tokyo:
- 1LDK (35–50㎡): ¥30–70 million
- 2LDK (55–75㎡): ¥50–100 million+
- 3LDK (70–100㎡): ¥80–150 million+ in central wards
Regional cities (Osaka, Nagoya, Fukuoka):
- 1LDK: ¥15–40 million
- 3LDK house: ¥20–50 million
Rural areas:
- Abandoned homes (akiya) can cost as little as ¥500,000–3 million
- Many prefectures offer free or subsidized akiya under revitalization programs
The Buying Process
Step 1: Set Your Budget
Include purchase price + approximately 6–10% in additional costs (taxes, fees, agent, registration).
Step 2: Find a Property
- SUUMO (suumo.jp) — largest Japanese real estate portal
- AtHome (athome.co.jp) — major listings site
- Japan Property Central — English-language listings and agent services
- Real estate agent (不動産仲介業者) — use an agent for navigation
Step 3: Property Inspection
For resale properties, get an independent inspection (インスペクション). Older Japanese buildings may have issues with seismic standards (see below).
Step 4: Make an Offer
Your agent submits a purchase application (購入申込書). Negotiation is possible, especially on resale properties.
Step 5: Sign the Contract
- 重要事項説明 (Juko Jiko Setsumei) — the legal disclosure document read out loud by a licensed agent
- You’ll pay 10% deposit at contract signing
- Get an interpreter if your Japanese isn’t strong enough
Step 6: Final Payment and Registration
- Remaining balance paid at closing
- Judicial scrivener (司法書士) handles legal ownership registration
- You receive the keys and become the registered owner
Mortgages for Foreigners
Getting a mortgage as a non-permanent resident is harder but not impossible.
Who Can Get a Mortgage?
- Permanent residents (永住者) — easiest, most banks lend
- Long-term residents with stable employment — some banks lend
- Short-term visa holders — very difficult; few banks will lend
Banks That Lend to Foreigners
- MUFG (三菱UFJ銀行) — accepts PR holders
- SMBC (三井住友銀行) — accepts PR holders
- SBI Shinsei Bank — slightly more flexible
- Japan Housing Finance Agency (住宅金融支援機構) — Flat 35 mortgage; accepts non-PR in some cases
Typical Mortgage Terms
- Rate: 0.5–2.5% (as of 2025; rates rising)
- Term: 20–35 years
- Down payment: 20–30% typically required for foreigners
Additional Costs When Buying
| Cost | Amount |
|---|---|
| Real estate agent fee (仲介手数料) | 3% + ¥60,000 + tax |
| Registration tax (登録免許税) | ~2% of assessed value |
| Stamp duty (印紙税) | ¥10,000–60,000 |
| Judicial scrivener fee (司法書士報酬) | ¥100,000–200,000 |
| Property acquisition tax (不動産取得税) | ~3% of assessed value |
| Home insurance | ¥30,000–80,000/year |
Total additional costs: Budget 6–10% on top of purchase price.
Seismic Standards (耐震基準)
Japan has two key seismic building codes:
- 旧耐震 (Old standard, pre-1981) — Lower earthquake resistance
- 新耐震 (New standard, post-1981) — Modern earthquake safety
Always check the build year. Pre-1981 buildings are cheaper but have lower earthquake resistance. Banks may refuse mortgages on old-standard buildings.
Annual Property Taxes
After purchase, you pay ongoing:
- 固定資産税 (Fixed asset tax) — roughly 1.4% of assessed value per year
- 都市計画税 (City planning tax) — 0.3% of assessed value (urban areas)
Akiya (空き家) — Abandoned Home Program
Japan has millions of vacant homes, especially in rural areas. Some programs offer:
- Homes for ¥0–3 million
- Renovation subsidies from local governments
- Check: akiya-mart.com or your prefecture’s akiya bank
Catch: renovation costs for old rural homes can easily reach ¥5–20 million.