Buying Property in Tokyo from Overseas: What You Need to Prepare

Buying property in Tokyo from overseas is possible, but the process is much smoother when the practical details are prepared before you begin. Financing, documentation, international money transfers and the closing schedule should all be considered before making an offer.

1. Can a non-resident buy property in Japan?

Foreign nationals can generally own land and buildings in Japan, even if they do not live in the country. Purchasing property does not provide a visa or residence status. From 1 April 2026, a non-resident acquiring real property in Japan must generally submit a report under the Foreign Exchange and Foreign Trade Act within 20 days of acquisition. The report is filed in Japanese and may be submitted by the buyer or by a representative residing in Japan.

2. Can an overseas buyer obtain a Japanese mortgage?

Mortgage availability for overseas buyers varies significantly by bank. Banks may consider residency status, employment in Japan, income, credit history, language ability, the property and the size of the down payment.

Before beginning a financed property search, ask the intended bank for an initial eligibility assessment. Cash buyers should prepare recent proof of funds and check any international transfer limits with their sending bank.

3. What documents should be prepared?

The exact requirements depend on your country of residence, financing and ownership structure. Commonly requested documents may include:

• Passport or other official identification

• Proof of current address

• A signature certificate or notarised signature affidavit, depending on the transaction and country of residence

• Bank statements or other proof of funds

• Income and tax documents when applying for financing

• A power of attorney when completing part of the process remotely

• Corporate documents when purchasing through a company

Original documents, certified translations or notarisation may be required. Confirming the list early helps prevent delays later.

4. Can the purchase be completed without travelling to Japan?

A cash purchase can often be completed largely from overseas. Video viewings, online document reviews and, where accepted, a power of attorney can reduce the need to travel. However, requirements differ between sellers, banks and judicial scriveners, and some steps may still require original or notarised documents.

Plan the remote arrangement from the beginning and allow sufficient time for identity checks, international delivery and fund transfers.

5. What costs should be included in the budget?

The advertised property price is not the final amount required to complete a purchase. The budget should also allow for costs connected with the transaction and ownership.

• Real estate brokerage fee

• Stamp duty on the sales contract

• Tax connected with ownership registration and the judicial scrivener’s fee

• Real estate acquisition tax

• Prorated fixed-asset and city-planning taxes

• Insurance and, where applicable, bank or international transfer fees

• Condominium management fees and repair reserve contributions, where applicable

The final amount depends on the property, purchase price, financing and ownership structure. Obtain an itemised estimate for the specific transaction before making an offer rather than relying on a single percentage.

A practical preparation checklist

Before beginning your search, check the practical details that commonly cause delays in cross-border transactions:

• Make sure your name and address are written consistently across every document

• Confirm whether originals, certified translations, an apostille or notarisation are required

• Check international transfer limits and processing times with your bank

• Confirm who will attend or represent you at the contract and settlement

• Keep copies of signed documents and payment records

• Record any reporting and tax deadlines that apply after acquisition

Careful preparation helps prevent administrative issues from delaying a suitable purchase. Requirements vary, so legal, tax and financing matters should be confirmed with the relevant qualified professionals for your circumstances.