Buy Property in Japan: Where Foreigners Buy and What It Costs

Apartments (mansions in Japanese usage) make up about 42% of our listings and are the standard choice for city buyers. Pay attention to building age, management fees and the repair reserve fund, which can rise as buildings age.

Detached houses are typically sold with their land, but in Japan the building and the land are legally separate and a house on cheap land may have little value of its own. Older homes often cost far less than rebuilding, yet need structural review against current earthquake codes. Land sites need zoning and building-coverage checks, and commercial buildings suit investors who understand local tenancy rules.

Foreigners can buy property in Japan on the same terms as citizens, with no requirement to be a resident or hold a visa. You do not need a Japanese bank account to start, though you will need one to complete most purchases.

1. Choose an area and budget. Set the property type and target yield or lifestyle goal.
2. Work with a licensed agent. Agents are regulated and must explain the property in a formal document (juyo jiko setsumeisho) before contracts are signed.
3. Make a purchase application. A written offer (kaiyakusho) is submitted; the seller may counter.
4. Sign the sales contract. A deposit of around 5% to 10% is typical.
5. Arrange payment. Overseas buyers usually wire funds into a Japanese account; a judicial scrivener (shiho shoshi) handles registration.
6. Settle and register. The balance is paid, ownership is transferred, and the registry updated.

See our Japan buying guide for more detail on each step.

Costs are usually a small share of the price but vary by property type and age.

Most Japanese banks lend only to residents with a stable local income, and non-resident mortgages are scarce. A few lenders cater to permanent residents or foreigners with long-term visas, and some developers or specialist firms offer separate finance. Many overseas buyers pay cash, often because they are buying older, lower-priced properties. Review our Japan financing guide and, if you borrow, model costs with the mortgage calculator.

Buying a property does not grant a visa in Japan. A "Business Manager" visa has historically allowed investors who run a qualifying business to stay, but its capital requirements have been tightened recently, so check current rules. Many visitors use short-stay visa exemptions, while permanent residents and spouses of Japanese nationals have separate status. Treat your property and immigration plans as independent, and confirm with an immigration professional.

• Earthquakes and typhoons: Buildings constructed after the 1981 seismic code changes are generally safer; ask for inspection history and insurance quotes.
• Declining population: Rural vacant homes (akiya) can be extremely cheap but may be hard to resell.
• Currency: The yen's swings have changed buying power for foreign investors, so model currency alongside price.
• Sensitive-area rules: Land near defence sites and certain borders now has notification and review rules; ask your lawyer.

Compare Japan with other markets in the Japan real estate analysis, look at homes under €100k, or get in touch for help narrowing a shortlist.