How to Buy Property in Japan as a Non-Resident

Can You Buy a Home in Japan While Living Overseas?

You may be living overseas and thinking about:

Owning an apartment in Tokyo.
Having a second home for your visits to Japan.
Buying a home with a future move to Japan in mind.

It is possible for people living overseas to purchase real estate in Japan.

However, compared with buyers who already live in Japan, non-residents may need additional preparation for proof of address, identity verification, international money transfers, registration, and property management after purchase.

This guide breaks the process down into seven steps.

STEP 1 | Decide Why You Want to Own a Home in Japan

The first question is not:

“What kind of property should I buy?”

but:

“Why do I want to own one?”

Your purpose can significantly affect the location and type of property that makes sense for you.

CITY PROPERTY

In major cities such as Tokyo, Osaka, and Kyoto, your goals might include:

Creating a base for city life
Holding property as an asset
Planning for future use

REGIONAL HOMES

In places such as Shizuoka, Hokkaido, Setouchi, and Kyushu, your goals might include:

Using it as a second home
Creating a base for longer stays
Living closer to nature
Preparing for a future relocation

The phrase “owning a home in Japan” can mean very different things depending on what you want from it.

STEP 2 | Choose a Region and Find a Property

If you are searching from overseas, much of your initial research will probably happen online.

But try not to judge a property only by its photographs and asking price.

For a condominium, consider factors such as:

Management fees
Reserve funds for major repairs
Building age
Management condition
Repair history
Access to the nearest station
Natural disaster risk

For a detached house, consider:

The condition of the building
Land and road access conditions
Potential repair requirements
The surrounding area
How the property will be managed when vacant

Regional second-hand homes and akiya can sometimes appear very inexpensive, but repair and maintenance costs may be substantial.

Whenever possible, consider visiting the property and surrounding area in person before buying.

STEP 3 | Confirm the Required Documents Early

People living overseas may not have documents commonly used by residents of Japan, such as a Japanese residence certificate or registered seal certificate.

As a result, proof of address, identity documents, government-issued documents from your country of residence, or notarized documents may be required.

Requirements can vary depending on:

Nationality
Country of residence
The transaction
The registration process

Do not assume that a passport alone will be enough.

It is better to confirm the required documents with the real estate company or judicial scrivener early in your search rather than immediately before signing.

STEP 4 | Confirm Your Contact Arrangements in Japan

When someone living outside Japan owns Japanese property, there may be requirements or practical considerations relating to a contact point in Japan as part of the registration and ownership process.

You may need to consider:

Who will serve as a contact in Japan?
What happens if you do not appoint one?
What documentation may be required?

These details are best confirmed with the judicial scrivener or other professional handling the registration.

For overseas owners, it is important to think not only about buying the property, but also about who can receive important communications in Japan after the purchase.

STEP 5 | Prepare Your Funds and International Transfer

If you are transferring purchase funds from overseas to Japan, check the details well in advance.

These may include:

Transfer limits
Bank verification procedures
Exchange rates
Transfer fees
How long the transfer will take

Property transactions often involve strict closing schedules.

You want to avoid a situation where:

“The money did not arrive in time for closing.”

Contact your bank early and confirm:

How much you will transfer
Where you will send it
How many days in advance you should initiate the transfer

If You Want to Use a Mortgage

Mortgage eligibility for overseas residents varies by financial institution.

Depending on your situation, you may need to consider several options:

A Japanese mortgage
Your own funds
Financing in your country of residence
A cash purchase

Rather than choosing a property first and arranging the money later, review your financing options while searching for the property.

STEP 6 | Sign the Contract, Complete Payment, and Register Ownership

Once the property and transaction terms are agreed, the process moves toward the sales contract, settlement, handover, and registration of ownership.

If you live overseas, confirm in advance:

Which procedures can be completed online
Whether you need to travel to Japan
Whether a representative can act on your behalf
How original documents need to be delivered

The exact process varies by transaction.

Clarifying the roles of the real estate company, judicial scrivener, financial institution, and other parties early can make the transaction smoother.

Rules and procedures can also change, so confirm the latest requirements at the time of purchase.

STEP 7 | Decide How the Property Will Be Managed

For an overseas owner, what happens after the purchase is especially important.

Tasks that may be simple for someone living in Japan can become more complicated from overseas.

These may include:

Handling mail
Receiving tax notices
Communicating with a property management company
Arranging building repairs
Checking the property after a natural disaster
Dealing with condominium management matters
Ventilating and cleaning a second home
Maintaining gardens or land

Before buying, decide:

“Who will manage the property in Japan?”

Do not think only about whether you can buy it.

Also consider:

Can I realistically continue owning and managing it from overseas?

The Buying Process at a Glance

The overall process can be summarized as:

Decide your purpose
↓
Choose a region and property
↓
Confirm the required documents
↓
Confirm your contact arrangements in Japan
↓
Prepare funds and international transfers
↓
Complete the contract and registration
↓
Arrange post-purchase management

Working through each step one at a time can make the process much easier to understand.

Seven Things to Check Before Buying from Overseas

1. Is your purpose clear?
Decide whether the property is for investment, a second home, future relocation, or another purpose.

2. Have you checked more than the property itself?
Consider the surrounding area and visit in person when possible.

3. Have you confirmed the required documents?
Requirements may vary depending on your nationality and country of residence.

4. Have you confirmed your contact arrangements in Japan?
Think about how important communications will be handled after purchase.

5. Have you confirmed your funding and transfer method?
Prepare financing and international transfers early.

6. Does your budget include taxes and additional costs?
Do not base your budget on the purchase price alone.

7. Have you decided how the property will be managed?
Plan for the practical realities of owning a home in Japan while living overseas.