Can Foreigners Buy Property in Japan?

Yes. Foreign nationals can buy property in Japan, and there are no nationality, residency or visa requirements to do so. Japan places freehold land and buildings on the same legal footing for foreign and Japanese buyers alike, there is no government approval process, no minimum spend and no reciprocity condition. The one administrative step specific to overseas buyers is a post-purchase report under the Foreign Exchange and Foreign Trade Act (外国為替及び外国貿易法, FEFTA), which non-residents must file from April 2026. This applies to land, houses and apartments anywhere in Japan, including Tokyo, Osaka, Kyoto and resort areas such as Niseko and Hakuba.

Japan Ownership Rules at a Glance

• Ownership right: open to all nationalities, residents and non-residents alike, individuals and companies. No approval, minimum investment or reciprocity requirement.
• Visa / residency: not required to buy, own or register property.
• Property types: freehold land, detached houses, apartments (manshon) and commercial property.
• FEFTA reporting (from 1 April 2026): non-residents file a report on the acquisition of real property to the Minister of Finance via the Bank of Japan, within 20 days of acquisition, for any purpose, including a personal home.
• Nationality disclosure (from April 2026): all buyers provide a passport or residence-card copy at registration (Legal Affairs Bureau, 法務局). This is an administrative record and does not appear on the public property registry.
• Rules current to June 2026.

Do you need a visa or residency to buy property in Japan?

No. You do not need a Japanese visa, residence card or any residency status to buy, own or register property in Japan. Non-residents living entirely outside the country can purchase, and visitors entering visa-free are equally able to buy. A purchase can be completed remotely from overseas, using an apostilled affidavit of identity in place of the certificate of residence (住民票) that resident buyers provide. Visiting in person is not a legal requirement, though many buyers either view the property themselves or appoint a representative to act on their behalf.

What can foreigners buy – land, houses or apartments?

All of these. Foreign buyers can acquire freehold land, detached houses, apartments (manshon) and commercial property on the same basis as Japanese buyers. When you buy an apartment, you acquire the unit together with a proportional share of the land it sits on. Japan applies no foreign-ownership quota within a building, so a unit can be purchased regardless of how many units are already foreign-owned.

What is the FEFTA reporting requirement, and what changed in April 2026?

Non-residents who acquire property in Japan must file a post-purchase report under FEFTA, submitted to the Minister of Finance via the Bank of Japan within 20 days of the acquisition. Until 1 April 2026, property bought as the buyer’s own residence (or a relative’s) was exempt from this report; that exemption has been removed, so from April 2026 the report applies to every non-resident acquisition, whatever its purpose.

The report can be filed by the buyer or by an agent residing in Japan, such as the broker or a judicial scrivener (司法書士), and it is a notification for statistical and monitoring purposes, it does not gate the purchase itself. Separately, from April 2026 all buyers (Japanese and foreign) provide a passport or residence-card copy at registration; this is recorded administratively and is not shown on the public registry. A distinct security-related framework, the Important Land Survey Act (重要土地等調査法), applies reporting obligations to certain land near designated facilities and remote islands, but does not restrict ordinary residential purchases. As of June 2026, no nationality-based restriction on buying or owning property is in force.

Primary source: Ministry of Finance – Reporting Requirement Under the FEFTA for a Non-Resident Acquiring Real Property Located in Japan → https://www.mof.go.jp/english/policy/international_policy/real_property/index.html

General information only, not legal advice; confirm current rules via the linked primary source or a qualified judicial scrivener (司法書士).

FAQ

Can Americans, Australians, British, Canadian, Chinese or Singaporean citizens buy property in Japan?
Yes. Nationality makes no difference to the right to buy or own property in Japan. The same rules apply to everyone, and non-residents of any nationality file the same FEFTA report.

Can non-residents or tourists buy property in Japan without living there?
Yes. Residency is not required, and a purchase can be completed remotely from overseas. Non-residents file the FEFTA report within 20 days of acquisition.

Can foreigners get a mortgage in Japan?
Sometimes. Permanent residents and long-term visa holders with Japanese income can often access standard residential mortgages, while options for non-residents are more limited and vary by lender; many non-resident buyers purchase in cash.

Do foreigners pay extra tax to buy property in Japan?
There is no nationality-based surcharge. The same acquisition and ongoing taxes apply to all owners; non-residents have some additional reporting obligations and appoint a tax representative. See this Housing Japan article on Property Taxes in Japan: Buying, Selling and Ongoing Costs

Can foreigners invest in Japanese real estate?
Yes. Non-residents can acquire rental or investment property on the same legal basis as residents. The FEFTA report applies to the acquisition.

Housing Japan, Your Real Estate Partner

What next? Housing Japan has guided international buyers through the Tokyo market for over 25 years. Our bilingual team, licensed by the Tokyo Metropolitan Government, can handle an overseas purchase from start to finish, including the FEFTA filing and tax-representative arrangements for non-residents.

Housing Japan K.K. has operated as a licensed Tokyo real estate brokerage since 2000. Tokyo Governor Licence No. (3) 98912. BPR Place Kamiyacho 7F, 1-11-9 Azabudai, Minato-ku, Tokyo 〒106-0032.