Mortgages for Foreigners in Japan: Home Loans by Residence Status

Foreigners can get a mortgage to buy a home in Japan, and residence status matters far more than nationality. Permanent residents borrow on the same terms as Japanese citizens. Long-term visa holders without permanent residency can borrow from a smaller group of specialist lenders, while non-residents living overseas have very few options and usually pay cash. This page is about loans for a home you will live in. If you are buying to rent out, see our guide to investment property loans in Japan.

Home loans for foreigners in Japan at a glance

The permanent resident rates are the lowest variable rates for new loans at MUFG, Resona, Mizuho and SMBC in November 2026, plus the November 2026 Flat 35 rate for a loan of 21 to 35 years covering up to 90% of the price. MUFG will revise its variable base rate from 1 December 2026, after the Bank of Japan raised its rate to 1.25% on 18 September. The other two columns show August 2026 figures, because specialist and overseas lenders set a rate for each applicant. Check current terms with each lender.

Can permanent residents get a mortgage in Japan?

es, permanent residents and special permanent residents can borrow from any mainstream lender, and banks assess them the same way as Japanese citizens. That includes Mizuho, MUFG, SMBC and Resona, and Flat 35, the long-term fixed-rate loan backed by the Japan Housing Finance Agency (JHF). Banks often lend 100 to 110% of the price, which means some buyers can borrow part of the purchase costs as well. In November 2026 the major banks’ lowest variable rates for new loans were 1.2% to 1.5%, and Flat 35 was 3.81% fixed.

Can foreigners on a work visa get a mortgage in Japan?

Yes, though only through specialist lenders, which usually look for 2 to 3 years of employment in Japan and a stable income. SMBC Trust Prestia, Tokyo Star, Suruga, SBI Shinsei and AEON Bank all lend to long-term visa holders without permanent residency. Flat 35 is not available, because JHF only lends to permanent or special permanent residents. Lenders typically cover 80% of the price, so you would put in about 20% plus the purchase costs yourself. Variable rates ranged from 1.2% to 3.9% in August 2026, with each lender setting the rate for the individual applicant.

Can non-residents get a mortgage in Japan?

Non-residents have very few options because most lenders want income earned in Japan, and overseas buyers usually pay cash. Yen Loans, ORIX Asia, UOB Singapore, CTBC and Sumitomo Mitsui Trust do consider non-residents. They typically lend 50 to 70% of the price at variable rates of 3.1% to 4.7% (August 2026). After buying, non-residents also file a FEFTA report; see can foreigners buy property in Japan for the rules.

How much deposit and extra cost should you plan for?

Your deposit depends on how much the lender will cover. A permanent resident borrowing 100 to 110% may need little or no deposit. A work visa holder at 80% needs about 20% of the price, and a non-resident at 50 to 70% needs 30 to 50%. On top of the deposit, allow for a bank handling fee of 0.5% to 1% of the loan, mortgage registration by a judicial scrivener (司法書士), and the fire insurance lenders require. With taxes and the agent’s fee, purchase costs usually come to about 6% to 8% of the price.

Estimate your monthly repayments

Enter the loan amount, term and rate in our Japan mortgage calculator to see the monthly payment and total interest.

What next?

Housing Japan is a licensed Tokyo brokerage that has helped international buyers purchase property in Japan for over 26 years. Our multilingual team specialises in central Tokyo and works with lenders for all three groups above, so we can introduce you to one that suits your residence status and the home you are buying. For the wider buying process, see how to buy a house in Japan as a foreigner, or contact our team about financing a specific property.