Selling Property in Japan
Selling from overseas adds three variables most domestic guides skip: document logistics from abroad, non-resident withholding tax, and communication across time zones. This guide is written for that reality.
5 steps from valuation to settlement
The high-level flow. Each step is expanded in the detailed section below, with notes specific to overseas owners.
- AValuation
(査定)
- BListing agreement
(媒介契約)
- CMarketing &
viewings
- DPurchase agreement
(売買契約)
- ESettlement & handover
(決済・引渡)
What each stage looks like
for an overseas owner
Expect 3–6 months end-to-end for a typical single unit, longer for larger or income-producing assets. Document logistics add 2–4 weeks on top of a domestic-only timeline.
- A
Valuation (査定)
We compare recent transactions in the same building or block, adjust for condition, floor, view and layout, and deliver a price range. Two to three parallel valuations are the industry norm to triangulate a realistic listing price.
NoteDesk valuations (from listing sheet alone) are free and fast, but a proper valuation needs interior photos and management records. - B
Listing agreement (媒介契約)
Three types: exclusive-exclusive (専属専任), exclusive (専任), and general (一般). Exclusive contracts include mandatory REINS registration and weekly progress reports — the simplest arrangement for an overseas owner.
Overseas ownerMost contracts require your signature and personal seal (実印). We coordinate notarised documents from your country of residence via a Japanese embassy or consulate. - C
Marketing & viewings
Your property is listed on REINS (industry-only), SUUMO, HOMES, and our own foreign-buyer channels. Viewings are coordinated locally — you do not need to attend. We file weekly progress reports in English.
TipA vacant, lightly-staged unit typically sells 20–30% faster than a tenanted or fully-furnished one. If the tenant is cooperating, agree on viewing windows upfront. - D
Purchase agreement (売買契約)
Once an offer is accepted, buyer and seller sign the Sales & Purchase Agreement. Buyer pays a deposit (typically 10%) and the Explanation of Important Matters (重要事項説明) is delivered in advance of signing.
Remote signingNon-resident sellers can sign via Power of Attorney (委任状) notarised at a Japanese embassy. Allow 1–2 weeks round-trip for international courier. - E
Settlement & handover (決済・引渡)
On closing day, the remaining balance is paid, the judicial scrivener (司法書士) files the title transfer, and keys are handed over. Funds arrive in your Japanese bank account and can then be wired overseas.
WithholdingFor non-resident sellers, the buyer withholds 10.21% of the sale price and remits it to the tax office as an advance against your capital gains tax — see Section 5 below.
What overseas owners
need to prepare
The documentation burden is materially higher than a domestic sale. Start early — some items take 3–4 weeks to obtain from abroad.
Seller document checklist
- Registered personal seal (実印) & seal certificate (印鑑証明)If you are not registered in Japan, a signature certificate (サイン証明) from a Japanese embassy or consulate abroad substitutes for both — we provide the template wording.
- Residence certificate (在留証明 or equivalent)For non-resident sellers, this confirms your current overseas address. Issued by the same Japanese embassy / consulate that issues the signature certificate.
- Title deed (登記識別情報通知 or 登記済証)The original document issued when you acquired the property. Lost originals can be replaced via a judicial scrivener's affidavit — allow extra 2 weeks.
- Fixed asset tax certificate (固定資産税納税通知書)Used to pro-rate the current-year property tax between seller and buyer at closing.
- Management association documents (管理規約 / 総会議事録)For condominiums: current rules, fees, reserves, and minutes of recent general meetings.
- Building inspection report (建物状況調査)Optional but increases buyer confidence significantly. We recommend ordering one before listing for properties over 15 years old.
- Power of Attorney (委任状)If you cannot attend signing or closing in person, a notarised POA allows us or a judicial scrivener to act on your behalf. Template provided in English + Japanese.
- Tax representative appointment (納税管理人の届出)Non-residents must appoint a tax representative in Japan before filing the capital gains return. We introduce licensed tax advisors.
- Japanese bank account for settlement fundsRequired to receive the sale proceeds. Closing an existing account after the sale requires specific paperwork — do not close it before the tax filing is complete.
Capital gains tax
by residency status
Your residency at the time of sale — not at the time of purchase — determines which regime applies.
Rates are illustrative. Always confirm the current figures with a licensed tax advisor — we introduce bilingual specialists on request.
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What overseas owners
ask us most
How do Japanese brokerage fees work on a sale?
The maximum legal brokerage is 3% of the sale price + ¥60,000 + consumption tax, per side. Most sellers pay this in full at settlement. The fee is negotiable in competitive listings, particularly on higher price points.
What documents do overseas owners need to sell?
Key documents: original title identification (登記識別情報), a signature certificate from your local embassy or notary (in lieu of a Japanese personal seal), residence certificate, and the purchase documents from when you bought. Your broker and scrivener will guide the exact set.
Is the sale price subject to withholding tax for non-residents?
Yes — 10.21% is withheld at settlement when the seller is a non-resident, unless the buyer is an individual buying for personal residence at a price of ¥100M or below. The withholding is creditable against your final tax bill when you file.
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