Japan Foreign Ownership Checker
Japan allows 100% foreign ownership of freehold property — no restrictions, no visa required. This wizard confirms your eligibility, maps the tax load, lays out the visa pathway, and gives you the full document checklist.
Why Japan Beats the Neighbors
Japan is uniquely open in Asia: 100% foreign ownership of freehold residential and commercial property, no foreign buyer surtax, no visa required. Compare: Singapore charges foreigners 60% ABSD, Hong Kong total stamp duty ~45% for non-PRs, Thailand caps foreign condo ownership at 49%. Japan takes your money at the same rate it takes a Japanese national's — an anomaly in the region.
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Nationality
Japan treats all foreigners identically for property ownership. Nationality only affects home-country tax reporting.
FAQ — Japan Foreign Ownership
Can foreigners buy freehold property in Japan?
Yes — Japan has no restrictions on foreign ownership of freehold residential or commercial real estate. You own outright, forever, regardless of nationality or visa status.
Do I need a visa to buy property in Japan?
No. You can purchase from overseas. A visa is only required if you plan to reside in Japan. Property ownership does not grant a visa — but a rental business built around property can qualify for the Business Manager visa.
How is rental income taxed for non-residents?
Rental income is subject to 20.42% withholding tax (20% plus 2.1% reconstruction surtax). You can file a Japan tax return to claim deductions — often reducing the effective rate significantly. Depreciation on building structures is a major shield.
Can I get a Japan mortgage as a non-resident?
Very difficult. Japanese banks typically require Japanese residency + permanent employment history. SBI Shinsei, Shinsei Bank, and some regional banks have non-resident products, but typically 50-60% LTV, higher rates (2.5-4%), and strict income documentation.
Is there any foreign ownership tax penalty?
No. Japan does not have a foreign buyer stamp duty, additional transaction tax, or ownership tax specific to non-nationals. You pay the same registration license tax, acquisition tax, and annual fixed asset / city planning tax as a Japanese national.
What about Japanese ground lease (借地権)?
Most properties are freehold (所有権). Some older buildings are on a leasehold (借地権) — typically 20-50 year terms. Leasehold trades at a steep discount and complicates financing. Always verify freehold status on the title deed (登記簿謄本).
Can I hold property via an offshore company?
Yes. Foreign LLCs, BVI companies, or a Japan KK/GK all work. Company-held property carries higher annual tax reporting and may trigger additional reporting to Japan's FSA, but is widely used by international buyers.
Disclaimer: This tool provides general guidance based on publicly available information about Japan property ownership rules as of April 2026. Rules and tax rates change. This is not legal or tax advice. Consult a Japan-qualified real estate agent (宅地建物取引士), tax accountant (税理士), or judicial scrivener (司法書士) for your specific transaction.