Do You Need a Residence Status to Buy a House in Japan? A Complete Analysis of Non-Resident Property Purchases

No. According to Japanese law, foreigners (including those without a Japanese visa or long-term residency status) can purchase real estate in Japan. For example, a foreign investor confirmed when buying a property in a Tokyo apartment project that "you can buy as long as you want to," with no legal restrictions. Buying and owning property does not automatically grant residency or visa status.

In other words: "Buying a house ≠ Residency." If you want to live, work, or immigrate to Japan long-term, you still need to go through visa or permanent residency channels.

Mainly required:

- Passport or identification documents;
- Proof of overseas address (e.g., foreign bank statements, tax returns);
- A seal (inkan) or personal signature may be required when signing the purchase contract;
- If operating through an agent, a power of attorney is needed.

You can proceed without a long-term residency visa, but if you plan to take out a loan or want smooth future rental/tax matters, it is advisable to clarify your visa or long-term stay plans in advance.

No. Japan currently does not have a system where 'buying a house grants residency'. The act of buying a house itself does not automatically grant a visa, permanent residency, or Japanese citizenship. If you wish to obtain residency rights, you should pursue other legal paths such as:

- Work visa (employment by a company);
- Business manager visa (establishing/operating a company in Japan);
- Highly skilled professional visa;
- Dependent visa or other legal residency routes.

Generally, very few banks are willing to lend to buyers without a long-term Japanese visa or Japanese income. Most banks require: residency status in Japan, employment or income in Japan, and a credit history. Therefore, for overseas buyers, the common path is "full payment for the property".

For example: A major Japanese bank explicitly only provides mortgages to clients "with a work visa and income proof". Overseas investors should prepare a budget for "full payment".

The fund process typically includes:

- Overseas funds can be remitted to Japan for property purchase, without special foreign exchange approval.
- It is recommended to specify the purpose of the remittance as "for real estate purchase";
- If the purchase is for investment purposes, it is advisable to deposit through a Japanese bank account for review.
- Before buying, it is recommended to confirm with the developer or agent if they have a "foreign exchange deposit route" or "overseas payment process".

If the loan is successful, common terms include:

- The loan term is usually 10–35 years, but if the borrower is older, the term may be limited;
- The interest rate structure can be fixed or variable, but for foreigners, the interest rate is usually higher;
- Banks may require a higher down payment ratio or more collateral;

However, since loans for foreigners are very rare, this is more of an "ideal scenario" rather than a mainstream path.

Mainly include:

- Fixed Asset Tax: Based on 1.4% annually, with local governments possibly adding a City Planning Tax of 0.3%.
- Acquisition Tax: A one-time tax levied at the time of purchase, with a rate of about 4% of the assessed value.
- Registration & License Tax: Used for property registration procedures, typically 1% of the assessed value.

These taxes apply to all property owners, including foreigners. However, note that the tax base is mostly the 'assessed value', not the actual purchase price.

If a non-Japanese tax resident rents out property:

- If the tenant is a Japanese company or corporation, 20.42% of the rent must be withheld as withholding tax (rent × 20.42% is withheld by the tenant or their agent and paid to the tax authorities).
- If the tenant is an individual and the property is for their own or their relative's residence, it is generally exempt from withholding of rent tax.
- The landlord must also file a tax return for 'Japan-sourced income' with the competent tax office between February 16 and March 15 of the following year.
It is advisable to confirm the lease contract parties and withholding tax responsibilities before renting to avoid subsequent compliance issues.

For non-residents selling property, Japan has withholding obligations and a capital gains tax system:

- If the seller is a non-Japanese tax resident, the buyer must withhold 10.21% of the sale price and remit it to the tax authorities.
- Capital gains tax rate: If held for ≤5 years, approximately 30% income tax + 9% local tax; if >5 years, approximately 15% + 5%.
- Non-residents typically need to appoint a Japanese tax agent ('Tax Agent') to handle declarations and refunds.

Therefore, before selling, fully estimate the tax burden, withholding ratio, and whether a refund is possible.

Key points include:

- Location Priority: Core cities like Tokyo's 23 wards, Osaka City, and Kyoto City have high rental demand; be cautious of rising vacancy rates in second-tier cities.
- Lease Contract Types: Long-term lease vs. short-term (e.g., serviced apartments for travel), with short-term having higher compliance risks and management costs but potentially stronger returns.
- Tax Compliance: Before signing a contract, confirm if the tenant is a corporation and whether 20.42% withholding is required; ensure rental income is included in accounting declarations.
- Maintenance and Management Fees: Foreign investors should set aside at least 5%–10% of annual rent as a maintenance reserve.
- Exchange Rate Risk: If you receive rent in RMB/USD, consider the impact of yen exchange rate fluctuations on net income.

Recommendations are as follows:

- Holding Period Planning: If the target is less than 5 years, the capital gains tax rate is high (about 39%), with significant costs; it is recommended to hold for >5 years to enjoy a lower tax rate (about 20%).
- Prepare Withholding Procedures in Advance: Notify the buyer to prepare for 10.21% withholding to avoid transaction delays.
- Consider a Tax Agent: Non-residents selling property must have a Japanese tax agent for declaration and can apply for refunds or adjustments.
- Market Analysis: Monitor yen trends, local real estate market trends, and urban renewal policies to determine the best exit timing.

Opportunities:

- No residency status required for purchase, with low barriers.
- Japan's mature legal system is transparent, with high property right security.
- Core cities have stable rental demand, suitable for asset allocation.

Limitations:

- Loan channels are almost closed, requiring full payment or a large down payment.
- Tax processes are complex, involving withholding at source, agent declarations, and high capital gains tax rates.
- Holding costs (taxes, maintenance, management) cannot be ignored.
- Sale profits are significantly affected by tax rates and exchange rates.

Conclusion: If your core goal is 'asset allocation + medium to long-term holding + stable rental returns', Japan is a viable option; but if you expect quick doubling through property or 'buying property for immigration', caution is needed.

- Fixed Asset Tax: Approximately 1.4% per year based on the assessed value of the property. [oaicitation:9‡i-interface.com](https://www.i-interface.com/en/services/realestate/tips/taxes.html?utm_source=chatgpt.com)
- City Planning Tax: Typically 0.3% per year in Tokyo's 23 wards.
- Withholding Tax: For non-residents, 20.42% must be withheld on rental income and 10.21% on sales.
- Capital Gains Tax: Higher tax rate if sold within 5 years of holding; lower rate if held for more than 5 years.
Checklist:
- Before purchase: Confirm land/building usage, property rights type, and property condition.
- After paying the deposit: Immediately start the remittance process, noting the purpose as "Real Estate Purchase".
- Before renting: Confirm the lease contract parties, whether it's a corporation, and if withholding tax is required.
- Before selling: Appoint a Japanese tax agent, confirm withholding tax preparation, and estimate capital gains tax.
- During holding period: Keep all income and expense receipts, maintenance records, rental contracts, and remittance records.