Japan is a country known for its unique blend of ancient traditions and modern innovations, making it an attractive destination for not only tourists but also property investors from around the world. With its robust real estate market, stable economy, and appealing lifestyle, purchasing property in Japan has become an increasingly popular option for overseas buyers. Notably, you can own property in Japan even if you do not live here, allowing for a range of investment opportunities. However, buying property in Japan, especially as a foreigner, involves some unique steps and considerations. In this blog, we’ll walk you through the essentials to help you better understand the process.

1. Can Foreigners Buy Property in Japan?

The simple answer is: Yes! Japan allows foreigners to purchase property without the need for citizenship or residency. There are no restrictions on ownership rights for foreign investors, whether you’re looking to buy a residential property, a vacation home, or an investment property. As a foreign buyer, you have the same ownership rights as a Japanese citizen.

2. Understanding the Japanese Property Market

The Japanese real estate market operates quite differently from other countries. One important thing to note is that properties in Japan typically depreciate over time, unlike in many other countries where real estate often appreciates. This is particularly true for structures like houses or apartments (made of wood), which are often viewed as “temporary.” The value of the land, however, tends to remain stable or appreciate depending on the location.

There are also two types of land in Japan: freehold (you own both the land and the building) and leasehold (you only own the building, while the land is leased from a third party).

3. Types of Properties Available for Foreign Buyers

As an overseas buyer, you can purchase a variety of property types in Japan, including:

• Apartments/Condominiums (Mansions): These are typically in high-rise buildings and are a popular option for foreign buyers due to their convenience and location in urban centers like Tokyo and Osaka.
• Houses: Detached houses are available, particularly in suburban and rural areas.
• Vacation Homes: Properties in tourist destinations like Kyoto, Hokkaido, or Okinawa are increasingly being bought as vacation homes or short-term rental investments.
• Investment Properties: Rental properties for long-term investment, such as apartment buildings or commercial spaces, are also available.

4. Financing Your Property Purchase

If you’re planning to buy property in Japan as a foreigner, you’ll need to decide whether to pay in cash or seek financing. While cash transactions are common, some Japanese banks do offer loans to non-residents, although securing one can be very challenging. Typically, lenders will look at your visa status, credit history, and your ability to provide a Japanese guarantor.

If you’re not a resident, you may need to approach international banks or seek financing from your home country.

5. The Property Buying Process

Here’s a step-by-step guide to buying property in Japan as a foreigner:

• Step 1: Find a Real Estate Agent
  It’s essential to find a real estate agent who understands the Japanese market and also speaks your language. Agents in Japan work on behalf of buyers and sellers, and they share access to a national database of available properties. This means your agent can show you any property on the market, regardless of which agency is listing it.
• Step 2: Find Your Ideal Property
  After discussing your preferences, your agent will provide listings that match your criteria. This could be based on location, budget, property type, and more.
• Step 3: Make an Offer
  Once you’ve found the right property, you’ll submit an offer through your agent. In Japan, making an offer signifies that you are serious about purchasing the property. Be aware that once you make an offer and it is accepted by the seller, the contract process will begin immediately, making it challenging to back out. Keep in mind that negotiation isn’t as common as in some other countries, so be prepared for the seller’s price to remain firm.
• Step 4: Sign a Purchase Agreement
  After your offer is accepted, you’ll sign a contract (重要事項説明書, “Jūyō jikō setsumeisho”), which outlines all the important details regarding the property. At this stage, you’ll typically pay a deposit, which is usually around 10% of the purchase price.
• Step 5: Legal Processes and Due Diligence
  Your agent will handle much of the legal work, including title transfers and ensuring the property has a clear history with no unresolved ownership issues.
• Step 6: Closing the Deal
  On the day of closing, you’ll pay the remaining balance and receive the property deed. Your real estate agent and judicial scrivener (usually provided by your agency) will assist with this process to ensure everything is completed smoothly.

For remote contract signing and closing, read here.

6. Additional Costs to Consider

When purchasing property in Japan, it’s important to factor in the following costs:

• Real Estate Agent Fees: Typically around 3% + ¥60,000 + 10% tax of the purchase price.
• Stamp Duty: A small fee based on the property price.
• Registration Fees: For registering the property in your name, usually around 0.4% of the property price.
• Judicial Scrivener Fee: A fee to the scrivener to handle legal documentation.
• Acquisition Tax: Usually 3-4% of the assessed property value, paid to the local government after the purchase.
• Annual Property Taxes: These are ongoing costs based on the assessed value of your property.

7. Do You Need a Visa or Residency to Buy Property?

You don’t need a visa or residency status to buy property in Japan, but owning property won’t automatically grant you residency either. If you’re planning on living in Japan, you’ll need to apply for a visa through the appropriate channels, separate from the property purchase process.

8. Post-Purchase: What’s Next?

After purchasing your property, you’ll need to keep up with regular payments like property taxes and maintenance fees (if applicable, for apartment buildings). As non-residents cannot open a bank account in Japan, you will need to find a tax manager who can pay your taxes on your behalf. If you’re buying a vacation home or investment property, you may also want to hire a property management company to handle maintenance or leasing on your behalf.

Conclusion: Why Buy Property in Japan?

Japan offers a unique opportunity for overseas buyers. Its transparent and well-regulated real estate market, combined with the ability to own property outright as a foreigner, makes it an attractive investment option. Whether you’re looking for a vacation home, a rental property, or a place to settle, Japan’s real estate market has something to offer.

If you’re interested in starting your property search in Japan, don’t hesitate to reach out to me and I can guide you through the process and help you find the perfect property!