At a glance
As of 7 November 2026, foreign nationals can buy land and buildings in Japan. Since 5 October 2026, every new individual owner must give their nationality at registration, and a bill to tighten rules on land important for national security is under discussion in the Diet. Budget for brokerage, registration tax, acquisition tax and yearly fixed asset tax.
- Area
- Japan (nationwide)
- Property type
- Apartment
- Last updated
- November 7, 2026
Prices are approximate and for general guidance only, not financial advice.
Prices, taxes and rules change. Last checked: 7 November 2026. Figures come from the official statistics and pages listed under Sources; confirm them before you sign anything.
Foreign residents in Japan often ask whether they are allowed to buy a home. The short answer is yes. The longer answer covers new rules from 2026, the costs on top of the price, and the people you must deal with.
The basic rule
As of 7 November 2026, foreign nationals can buy land and buildings in Japan. Japan has no general law that stops foreign nationals, or people who live abroad, from owning land or buildings. The registration system records foreign owners, and non-residents who buy must file a report with the Ministry of Finance. Buying property does not give you a visa or status of residence: those depend on what you do in Japan (see our visa guides, for example permanent residence).
What changed in 2026
- Nationality at registration (from 5 October 2026). When an individual becomes the registered owner (for example by purchase), they must give their nationality as “search information”, with an official document that proves it. For foreign nationals, the name is also recorded in Roman letters. This applies to Japanese and foreign buyers alike. (Ministry of Justice)
- Name and address changes must be registered (from 1 April 2026). Owners must register a change of name or address within 2 years. (Ministry of Justice)
- Large land deals by companies (from 1 April 2026). The notice required for land deals above set sizes now asks a company buyer for the nationality of its representative, and of a majority of its officers or voting rights where they share one nationality. In urbanisation-promotion areas the notice applies from 2,000 m². (Saitama Prefecture)
- A bill on land important for national security. On 23 October 2026 the Cabinet approved a bill amending the Important Land Act, to tighten rules on acquiring land that is important for national security, and submitted it to the Diet. On 6 November 2026 the House of Representatives agreed to begin debating it on 10 November (NHK). As of 7 November 2026 it is under discussion and is not law. Check its status before you buy.
Rules on foreign ownership are a live political topic in 2026. Check the current rules with a licensed agent and the Legal Affairs Bureau before you sign.
The buying process, step by step
- Set your budget: price plus the costs below, plus savings for repairs. If you need a loan, talk to lenders first (see mortgages for foreign residents).
- Choose a licensed real estate agent (below) and view properties.
- Make a purchase application. Before the contract, the agent must give you the important-points explanation (重要事項説明) in writing.
- Sign the sale contract and pay the deposit.
- Arrange the mortgage, if any.
- Pay the balance and register the ownership at the Legal Affairs Bureau. Many buyers ask a judicial scrivener to do the registration. Since October 2026 this includes your nationality.
- If you live abroad when you buy, file the Ministry of Finance report within 20 days (below).
Using a licensed agent
Real estate agents need a licence for the real estate transaction business (宅地建物取引業, takuchi tatemono torihiki gyō). The licence number is shown in the agent’s office and ads. Companies with offices in two or more prefectures are licensed by the Minister of Land, Infrastructure, Transport and Tourism, and the others by the prefectural governor. You can search minister-licensed agents in MLIT’s online company search, and prefectures publish lists of their own licensees.
Brokerage fees have a legal upper limit. For a property over ¥4 million, the limit from one party is 3% of the price plus ¥60,000, plus consumption tax (MLIT’s example: ¥396,000 including tax for a ¥10 million property). For properties of ¥8 million or less, a special rule allows up to ¥330,000 including tax, if the agent explains and agrees this with you in advance.
Costs when you buy
- Registration and licence tax (national): land bought by sale 1.5% of the assessed value until 31 March 2029; buildings 2%, reduced to 0.3% for a home you live in (conditions apply, until 31 March 2027); mortgage registration for a qualifying home loan 0.1%.
- Real estate acquisition tax (prefectural, once): in Tokyo, 3% for land and homes acquired by 31 March 2027, with residential land taxed on half its value. Reductions exist for homes; apply at the prefectural tax office.
- Stamp duty on the sale contract: reduced rates apply to contracts made by 31 March 2027.
- Brokerage fee: up to the legal limit above.
- Judicial scrivener, loan fees and insurance: set by each provider. Ask for written quotes.
Taxes every year
Whoever owns the property on 1 January pays fixed asset tax for that year: 1.4% of the assessed value. In designated urban areas there is also city planning tax, 0.3% in Tokyo’s 23 wards. For land with a home on it, the tax base is reduced to one-sixth (up to 200 m²) or one-third (above 200 m²). Taxes on selling or renting out property are separate; ask the tax office.
If you live outside Japan
A non-resident who acquires real estate in Japan, or rights over it such as a lease, must send a report to the Minister of Finance through the Bank of Japan within 20 days. A resident agent, such as the real estate company, can file it for you.
Common mistakes and scams
- Dealing with an unlicensed “agent”, or paying money to a personal account.
- Signing before the important-points explanation, or without understanding it. Bring someone who reads Japanese, or ask for a translation.
- Believing that buying property will help you get a visa.
- Forgetting yearly fixed asset tax, maintenance fees and repair reserves for a condominium.
- Ignoring the 2026 rule changes, or buying near a sensitive site without checking the current law.
Ready to rent instead? See our apartment guide and our city guides for Tokyo, Osaka, Nagoya and Fukuoka.
Pros and cons
Pros
- No general nationality or visa requirement to own land or buildings.
- Brokerage fees, registration tax and acquisition tax have legal limits or set rates.
- Agents must be licensed, and you can check a licence online.
Cons
- Most buyers need a mortgage, and many lenders require permanent residence.
- Several taxes on buying, plus fixed asset tax every year.
- A bill on land important for national security is under discussion in the Diet (November 2026).
Frequently asked questions
Do I need permanent residence to buy a home?
Not to own it. There is no general nationality or visa requirement. You may need it to get a mortgage: the Flat 35 loan, for example, requires Japanese nationality, permanent residence or special permanent residence.
What changed for foreign buyers in October 2026?
Since 5 October 2026, every individual who becomes a registered owner gives their nationality at registration, with proof. It applies to Japanese and foreign buyers alike.
Will buying a house give me a visa?
No. Your status of residence depends on your activity in Japan, such as work, study or family, not on owning property.
How do I know the agent is licensed?
Ask for the licence number, then check it in MLIT’s company search (minister-licensed agents) or the prefecture’s list (governor-licensed agents).
What yearly taxes will I pay?
Fixed asset tax (1.4% of the assessed value) and, in designated urban areas, city planning tax (0.3% in Tokyo’s 23 wards), charged to the owner on 1 January.
