What foreigners can and cannot do when it comes to buying property in Japan — ownership rights, visa implications, the Business Manager visa route, and banking for non-residents.
Freehold title, identical to Japanese nationals. No minimum stay, no special permit, no corporate vehicle required.
Your visa status affects financing, taxation, and day-to-day logistics, but not your right to own.
Unlike some "golden visa" countries, Japan has no investor visa tied to real estate ownership. You cannot receive or extend any residency status simply by purchasing a property — no matter the price or location.
The closest legitimate path is the Business Manager visa, which requires you to actually run a real estate business in Japan (not just own a home). See the next section for the realistic steps.
The Business Manager visa is a legitimate pathway, but it requires running an actual operating business in Japan, not a passive holding.
Set up a KK (株式会社) or GK (合同会社) with registered capital of at least ¥30,000,000. This can be done from overseas with a notarised POA, but you'll need a Japan-resident representative initially.
CapitalThe ¥5M minimum is a visa requirement — not a legal one for the company itself. Keep the funds traceable from overseas.Rent an actual commercial office — not a virtual office, not your home, not a shared co-working seat. Immigration routinely rejects applications where the business address lacks a dedicated, lockable workspace.
WatchVirtual offices and "rent a desk" arrangements are red flags. Budget for a real lease.Prepare a realistic business plan covering your real estate operations — acquisition pipeline, rental income projections, staffing, and a P&L that shows how the company supports your salary and the company itself.
Purchase or master-lease the first income-producing property under the company's name. A single holding property is usually insufficient — you need evidence of ongoing rental operations, management, and tenant-facing activity.
Operate, don't just ownImmigration looks for evidence of actual operating activity — leasing, tenant management, transactions. Passive ownership of a single asset is routinely rejected at COE / renewal.Submit the COE application to the Immigration Services Agency through a Japan-resident agent or administrative scrivener (行政書士). Processing takes 1–3 months. Once approved, you convert it to a Business Manager visa at your local embassy.
RenewalInitial visa is typically 1 year. Renewals depend on the company actually turning a profit — not just existing on paper.<Run the business, file taxes, keep audited books, and meet the ongoing turnover requirements. After 10 years of continuous residency (5 years in some special cases) you may apply for Permanent Residency.
Ownership is easy. Moving money and getting a loan is where most foreign buyers hit friction.
Most megabanks require a residence card and a local address — effectively closing the door for pure non-residents. A few international-friendly banks (and some online banks) accept foreign passport holders with a Japan-based tax representative.
Workaround: open the account after closing, using the property as your registered address, with support from your agent or scrivener.
Available but limited. Typical structure: 30–50% down payment, 2–4% interest, 20–30 year amortisation, and strict proof-of-income documentation in both Japan and your home country.
Commonly used lenders: SBJ Bank, Tokyo Star Bank, Orix Bank (case-by-case), plus select overseas private banks for high-net-worth clients.
Japanese banks scrutinise incoming foreign transfers. Expect requests for source-of-funds documentation, tax declarations, and contracts matching the transfer amount. Use a bank familiar with cross-border real estate settlement to avoid last-minute closing delays.
Non-resident owners must appoint a Japan-based tax representative to receive tax notices and file annual returns on rental income and property taxes. We can introduce vetted firms specialised in foreign-owned portfolios.
No. Japan has no “investor visa” or residency-by-investment programme tied to real estate. Ownership is completely decoupled from immigration status. The closest structured path is the Business Manager visa, which requires an active, managed business — not passive rental holdings.
In principle yes, if the rental operation is structured as a genuine managed business with a physical office, staff or contractors, and documented operations. Purely passive ownership of one or two units typically does not meet the bar. Consult an immigration lawyer before structuring around this.
Tell us your situation — residency status, nationality, and what you're trying to achieve. Our bilingual team connects you with the right specialists for visa, tax, and financing, free of charge.
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