Japan imposes no restrictions on foreign ownership of real estate. Non-residents and non-citizens can purchase any type of property — apartments, houses, land — with full ownership rights and the ability to sell or rent freely.
What is complex is not the right to buy, but the process of buying: Japanese-language contracts, opaque transaction conventions, mortgage eligibility requirements, and an agency market where nearly every agent represents the seller — not you.
In Japan, a single agent typically represents both buyer and seller in the same transaction. My advisory is built around your interests specifically — institutional-grade due diligence and negotiation focused on the outcome that serves you, not on closing the deal as quickly as possible.
On top of the purchase price, budget for the following acquisition costs.
The legal maximum. Paid to the buyer's agent (me) and/or seller's agent. In many transactions, the seller's agent covers their own commission — ask before assuming.
Paid to the government upon registration of ownership transfer. Assessed value (固定資産税評価額) is typically 60–70% of market price.
One-time prefectural tax due within 60 days of purchase. Various deductions apply for residential properties.
Required for ownership registration. I coordinate with a bilingual scrivener on your behalf.
Applied to the purchase contract. Amount varies by purchase price.
If financing: origination fees, mortgage registration tax, fire insurance. Varies by lender.
For a ¥100M property, budget ¥5M–¥8M in addition to the purchase price.
Japan's dual-agency norm means your agent is often also the listing agent. Their incentive is to close — not to negotiate hard for you. I represent buyers only.
Japan's 1981 earthquake resistance standard (新耐震基準) is the key threshold. Pre-1981 buildings are not necessarily inferior, but require careful structural assessment and affect mortgage eligibility.
Many older condominiums are severely underfunded for major repairs. A ¥500,000 special assessment (一時金) after purchase is not uncommon. I review fund adequacy before you commit.
Permanent residents have broad access. Non-permanent residents can borrow from certain Japanese banks and foreign banks. Non-residents face more limited options — typically international banks or cash purchase.
New condominiums carry a developer premium of 15–25% over resale comparables. Liquidity is lower on exit. For investment purposes, well-selected resale in strong locations often outperforms.
Rental income, capital gains, inheritance, and consumption tax treatment all vary by residency status, property use, and holding period. A tax accountant consultation before purchase is strongly recommended.
"Tokyo's property market is one of the most liquid and transparent in Asia — but only if you know how to read it. The same institutional analytical approach I applied at a PE fund is what I bring to every client purchase."