Andrea Urbinati

Can You Buy a House in Japan as a Foreigner?

Di Andrea Urbinati

blogger, andrea urbinati, marketing, copywriting, seo
Can you buy a house in Japan as a foreigner?

You may have read about cheap (or even free) akiyas in Japan and now you’re dreaming of buying and fixing up a beautiful old kominka in the Japanese countryside. But first you want to know for sure: “Can a foreigner buy a house in Japan?”

The short answer is: YES! Foreigners have (almost) exactly the same rights as Japanese citizens when it comes to purchasing property or land in Japan, whether you have a permanent resident status or not, or even based on your visa type. There’s no extra requirements for foreigners and no extra taxes either. You can even purchase Japanese real estate as a non-resident on a tourist visa (which is what I did) or from outside the country (though the latter is not recommended, for several reasons we’ll discuss later).

Note: The one exception is the current Japan cabinet bill that proposes regulations for foreigners buying land near Japan Self Defence Force or US military bases.

Buying a house in Japan can be magnitudes less costly than buying a similar house in countries like Australia, Canada and the US. Japan’s aging population, increased urbanisation and preference to build new homes has made buying your dream house in Japan an affordable reality — one that some foreigners are right now discovering.

In 2019, there were approximately 2.93 million expats registered as living in Japan, making up about 2.3 percent of the entire population, and rising. The number of foreign residents purchasing real estate is on the increase, with some taking advantage of the government’s new housing incentive schemes that have been designed to kickstart investment and encourage people to migrate into the rural areas especially.

Becoming a homeowner in Japan is an exciting prospect but it’s incredibly important to do your research! Buying a house in Japan has its challenges and is further complicated by the language barrier. There are also potential pitfalls specific to Japanese real estate that you should be very aware of before making a purchase.

In this guide, I’ll provide you with an overview of the buying process, the things you should bear in mind when searching, and how to go about buying property in Japan. I’ll also share with you some of my own personal experience of how I bought my vacation home in Japan, what I learned from the process, and how to make your experience as streamlined and pain-free as possible.


Possibility of Purchasing a House in Japan as a Foreigner

Legal Rights of Foreigners in Japan’s Property Market

As a foreigner, it’s exciting to explore the idea of owning a piece of Japan. Fortunately, Japan has relatively relaxed laws when it comes to property ownership for non-residents. Foreigners have the same property rights as Japanese citizens, and they can own both land and property. The legal framework is designed to encourage foreign investment, making it easier for non-residents to purchase property in Japan.

Buying Property on Different Visa Types

Whether you’re in Japan on a tourist visa or a long-term resident visa, you can still buy property. However, it’s important to note that certain visa types may have restrictions on property purchase. For example, those on a tourist visa can buy property but need to notify the Minister of Finance. On the other hand, those on a work visa or a permanent resident visa can buy property without restrictions. It’s essential to consider your visa status and its implications before making a purchase.

For more information about property ownership regulations in Japan, visit the Ministry of Land, Infrastructure, Transport and Tourism website.


The Unique Opportunity in Japan’s Housing Market

Why Japan’s Housing Market is Attractive to Foreign Buyers

Japan’s housing market presents an exciting prospect for foreign buyers due to several key factors. The country’s ultra-loose monetary policy and weak yen have created a favorable environment for real estate investment. Additionally, the high level of transparency and strong fundamentals in the retail and multifamily sector further enhance the appeal of Japan’s housing market. With the country’s favorable lending terms, including a loan-to-value ratio of 70% and low lending costs, foreign investors are finding ample opportunities to invest in Japan’s real estate market.

The Growing Trend of Foreign Residents Purchasing Real Estate in Japan

The trend of foreign residents purchasing real estate in Japan has been on the rise, reflecting the growing confidence in the market. Foreign investor volume saw a remarkable 100% increase in the first quarter of 2023 on a year-on-year basis, highlighting the escalating interest in Japan’s real estate sector. The strong rebound in Japan’s tourism sector has also contributed to a surge in hotel occupancies and hospitality investments, making it an opportune time for foreign buyers to consider investment opportunities in the hospitality sector. Additionally, the approval of the construction of integrated resorts in Osaka has further boosted hospitality investments, signaling a promising outlook for foreign buyers looking to invest in Japan’s housing market.


Challenges in Purchasing Property in Japan

Language Barrier and Real Estate Transactions

Navigating the real estate market in Japan as a foreigner can be challenging, especially due to the language barrier. Many property transactions, documentation, and legal processes are conducted in Japanese. Understanding contracts and negotiations without fluency in Japanese can be overwhelming. It’s advisable to work with a reputable real estate agent who is fluent in both English and Japanese to mitigate communication challenges and ensure transparency throughout the process.

Potential Pitfalls in Japanese Real Estate

The Japanese real estate market has its nuances and potential pitfalls that can catch foreign buyers off guard. Factors such as leasehold properties, building age, earthquake susceptibility, and neighborhood zoning regulations require careful consideration. It’s crucial for foreign buyers to conduct thorough research and due diligence to comprehend the complexities of the Japanese real estate market and make informed investment decisions.

For more information on real estate transactions in Japan, visit Japan Property Central for insights into navigating the Japanese market.


A Comprehensive Guide to Buying Property in Japan

Understanding the Buying Process

I was initially overwhelmed by the prospect of purchasing property in Japan, but after researching extensively, I gained a comprehensive understanding of the buying process. It typically involves engaging a real estate agent, securing financing, making an offer, and navigating the legal requirements. Websites like RealEstateJapan and Japan Property Central offer valuable insights into the intricacies of the process, allowing buyers to familiarize themselves with the necessary steps.

Important Factors to Consider When Searching for Property

When searching for property in Japan, several crucial factors come into play. These include the property’s location, proximity to essential amenities, transportation links, and potential for future development. Additionally, considerations such as earthquake resistance, building regulations, and cultural nuances should not be overlooked. Websites like Japan Guide and Savvy Tokyo provide detailed information on these factors, enabling prospective buyers to make informed decisions.

Personal Experiences in Buying Property in Japan

My personal experience in buying property in Japan was both exhilarating and challenging. The process required me to adapt to a different legal and cultural environment, but the outcome was immensely gratifying. Navigating the intricate web of negotiations and paperwork was made easier by engaging with expat forums and leveraging the insights shared on platforms like GaijinPot and Japan Today, where individuals share their first-hand experiences and offer valuable advice to others venturing into the Japanese property market.


Securing Financing for Property Purchase in Japan

When it comes to purchasing property in Japan as a foreigner, one of the essential aspects to consider is securing financing. Japanese financial institutions offer mortgage loans to foreigners, although the process and prerequisites may vary from one institution to another. Let’s take a closer look at the possibilities for loans and mortgages for foreign buyers and the requirements for securing a mortgage in Japan.

Loan and Mortgage Possibilities for Foreign Buyers

Foreigners buying property in Japan can explore loan and mortgage options offered by various financial institutions. While Japanese banks may be cautious about granting loans to foreigners, there are institutions that specialize in providing mortgage loans to non-Japanese residents. These institutions can assist with the loan application process and guide foreign buyers through the loan agreement, aligning with their funding plan.

Requirements for Securing a Mortgage in Japan

Prerequisites for Loan Applicants

  • Age: Applicants should be over 20 years old at the time of the loan application and between 65-69 years old when completing the loan payment. The age at the time of full loan payment should be around 75 – 80 years old.
  • Years of Continuous Employment in Japan: Typically, applicants are required to have at least 2 to 3 years of continuous employment in Japan, with some exceptions.
  • Yearly Income: The minimum yearly income required for loan eligibility ranges from approximately JPY2,000,000–5,000,000.

Prerequisites for the Property

  • The building should comply with the Building Standard Act, and it should come with land ownership.

Loan Amount

  • Foreign buyers can secure loans up to JPY100,000,000 or JPY500,000,000, with coverage extending up to 70–80% of the purchased amount and up to 90% of the assessed value of home equity by a financial institution. The total amount of the loan to be repaid each year (Debt-to-income ratio) should be within a general range of about 25%–35% of one’s yearly income.

Life of Loan

  • Loans in Japan generally have a lifespan ranging from 1–35 years.

Loan Interest

  • Various types of loan interest rates are available, including floating rate interest, fixed rate interest for a certain period, and fixed rate interest for the entire life of the loan.

Repayment Methods

  • Repayment methods include principal and equal interest system, capital equal system of repayment, and bonus repayment. Additionally, small amounts of prepayment using internet and automatic systems are available, with handling fees varying depending on the method used.

Guarantor and Guarantee Charge

  • Guarantee by the Credit Guarantee Company often becomes a prerequisite for a loan, incurring a certain amount of guarantee charge, which may be included in the loan interest by some financial institutions.

By understanding the loan and mortgage possibilities for foreign buyers and the requirements for securing a mortgage in Japan, prospective property purchasers can navigate the financing process with confidence.



Q1: Can a foreigner buy a house in Japan?
A1: Yes, foreigners can buy a house in Japan. They have almost the same rights as Japanese citizens in purchasing property, regardless of their resident status or visa type. There are no extra requirements or taxes for foreigners.

Q2: Are there any exceptions to foreigners buying property in Japan?
A2: The only exception is a cabinet bill proposing regulations for foreigners buying land near Japan Self Defence Force or US military bases.

Q3: How does the cost of buying a house in Japan compare to other countries like the US, Canada, and Australia?
A3: Buying a house in Japan can be significantly less expensive than in countries like the US, Canada, and Australia.

Q4: What is the trend of foreign residents purchasing real estate in Japan?
A4: There has been an increase in foreign residents purchasing real estate in Japan, partly due to government housing incentive schemes encouraging migration to rural areas.

Q5: What are the challenges for foreigners buying property in Japan?
A5: Challenges include navigating the language barrier, as many real estate transactions and documents are in Japanese. There are also specific issues related to Japanese real estate, like leasehold properties, building age, and zoning regulations.

Q6: Can foreigners get loans or mortgages to buy property in Japan?
A6: Yes, Japanese financial institutions offer mortgage loans to foreigners, but the requirements may vary based on the institution. Factors like age, continuous employment in Japan, and yearly income are considered for loan eligibility.

Q7: What is the appeal of Japan’s housing market to foreign buyers?
A7: Japan’s housing market is attractive due to factors like ultra-loose monetary policy, weak yen, high transparency, and favorable lending terms.

Q8: What should foreigners consider when searching for property in Japan?
A8: Considerations include location, proximity to amenities, earthquake resistance, and understanding cultural nuances. It’s crucial to engage a reputable real estate agent fluent in English and Japanese.

Q9: What is the buying process in Japan for foreigners?
A9: The process involves finding a real estate agent, securing financing, making an offer, and navigating legal requirements. Websites like RealEstateJapan and Japan Property Central provide insights into the process.

Q10: What are some benefits of buying property in Japan as a foreigner?
A10: Benefits include owning property in a country with rich culture, diverse real estate options, and the potential for investment in cities with resilient markets like Tokyo and Osaka. The process offers an experience in understanding Japanese culture and lifestyle.


The journey to owning a house in Japan as a foreigner is a path filled with unique opportunities and challenges. In a country renowned for its rich culture and advanced technology, the real estate market offers a variety of options for those looking to invest in a property, be it a traditional Japanese house or a modern apartment in the heart of Tokyo. The question often arises: can a foreigner buy a house in Japan? The answer is a resounding yes, but it comes with certain considerations.

For starters, Japan’s real estate market, particularly in cities like Tokyo, Osaka, and Kyoto, is diverse and accommodating to foreigners. Whether you’re seeking Tokyo apartments near bustling Shibuya or a serene residential space in the outskirts, the options are plentiful. Japan’s property market is known for its high-quality apartments for rent, and these standards extend to properties for sale, offering something for every preference, from compact city apartments to spacious suburban homes.

Foreigners in Tokyo and throughout Japan will find no legal restrictions on buying property. This open policy makes Japan an attractive destination for international investors and foreign residents alike. However, understanding the basics of real estate transactions in Japan, including fees, property taxes, and the role of real estate agencies, is crucial. Agencies often provide multilingual support, making the process smoother for those not fluent in Japanese.

Japanese apartments, whether in the metropolitan hubs of Tokyo and Osaka or in the culturally-rich city of Kyoto, are known for their efficient use of space, modern amenities, and adherence to safety standards. These features make them suitable for a range of lifestyles, from international students to families. The convenience of these apartments is unmatched, often located near essential facilities like convenience stores, department stores, subway stations, and more.

For those looking to rent before making a purchase, the rental market in Japan is foreigner-friendly, with many options tailored to the needs of expatriates. Rental apartments in central Tokyo, for instance, offer easy access to the city’s vibrant life and numerous amenities, while those in quieter regions provide a peaceful living space. The process of renting in Japan also provides valuable insight into the country’s housing market, an essential experience for anyone considering a purchase.

In terms of real estate investment, Japanese properties can be a wise choice. The market in major cities like Tokyo and Osaka has shown resilience, and the demand for rental properties remains high, making it a potentially lucrative venture for foreign investors. Additionally, the experience of living in Japan, with its unique blend of tradition and modernity, adds intangible value to the physical investment in property.

In conclusion, buying a house in Japan as a foreigner is not only possible but also a promising opportunity. Whether you are drawn to the efficiency of modern Japanese apartments, the charm of traditional houses, or the potential for investment, Japan’s real estate market is welcoming and diverse. With the right guidance, understanding of the market, and appreciation for Japanese culture and lifestyle, owning a property in Japan can be an enriching and rewarding journey.

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About the author
blogger, andrea urbinati, marketing, copywriting, seo

Hi! I’m Andrea, a passionate freelance writer with a knack for captivating storytelling.

With a decade of marketing expertise and a genuine love for crafting compelling content, I bring your ideas to life!

Let me know if you need a writer for your blog!

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