Authored by the expert who managed and guided the team behind the Japan Property Pack
Everything you need to know before buying real estate is included in our Japan Property Pack
Buying property in Japan does not automatically grant you residency or any special visa status.
Many foreign investors are surprised to learn that Japan operates differently from countries that offer golden visas or citizenship-by-investment programs. While you can legally purchase real estate as a foreigner, this investment alone won't help you stay in Japan long-term. However, there are specific business visa routes that can lead to permanent residency if you meet the requirements and actively manage a real estate business.
If you want to go deeper, you can check our pack of documents related to the real estate market in Japan, based on reliable facts and data, not opinions or rumors.
Japan does not offer residency through property purchase alone, but foreign investors can obtain a Business Manager Visa by investing at least ¥5 million in an active real estate business.
This visa can eventually lead to permanent residency after 10 years of continuous residence, and citizenship after 5 years of legal residence.
| Investment Route | Minimum Investment | Residency Path | Family Inclusion |
|---|---|---|---|
| Property Purchase Only | None required | No residency benefit | No |
| Business Manager Visa | ¥5 million ($30,000-45,000) | PR after 10 years | Yes (spouse/children) |
| Large Investment Route | ¥100 million ($750,000+) | PR after 3 years | Yes (spouse/children) |
| Highly Skilled Professional | Points-based system | PR after 1-3 years | Yes (spouse/children) |
| Path to Citizenship | Varies by route | After 5 years legal residence | Separate applications required |
What type of visa or residency can you get from buying real estate in Japan?
Japan does not offer any visa or residency status simply for purchasing real estate.
Unlike countries such as Portugal, Spain, or Greece that provide golden visas for property investors, Japan maintains a strict separation between property ownership and immigration status. Foreign nationals can legally buy property in Japan without any restrictions, but this purchase alone provides zero immigration benefits.
All foreigners must qualify for residency under Japan's existing visa categories, which are based on work, business management, family relationships, or specialized skills. Property ownership does not create an exception to these standard visa requirements.
The Japanese immigration system focuses on active contribution to the economy rather than passive investment, which explains why real estate purchases alone don't qualify for any special treatment.
Does Japan have a Golden Visa or Citizenship by Investment program?
Japan does not offer a Golden Visa or direct Citizenship by Investment program.
Unlike approximately 25 countries worldwide that provide residence or citizenship in exchange for substantial investments, Japan has never implemented such programs. Countries like Malta, Cyprus, or various Caribbean nations offer these pathways, but Japan's immigration policy operates on entirely different principles.
Japan's approach to immigration emphasizes long-term integration, language proficiency, and genuine contribution to society rather than purely financial investment. The country requires foreigners to demonstrate ongoing commitment through business operations, employment, or family ties.
This policy reflects Japan's preference for immigrants who actively participate in the economy and society rather than those seeking passive investment routes to residency.
Is there any real estate investment route to permanent residency or citizenship?
There is no direct real estate investment route to permanent residency or citizenship in Japan.
However, you can use real estate as the foundation for a business that may qualify you for the Business Manager Visa. This indirect approach requires you to actively manage a real estate business rather than simply owning property as a passive investment.
Successful real estate business models for visa purposes include property management companies, vacation rental operations, real estate renovation businesses, or real estate consulting services. These businesses must demonstrate genuine commercial activity, generate revenue, and contribute to the Japanese economy.
The key distinction is between passive ownership and active business management. Simply collecting rental income from a property you own does not qualify as running a business under Japanese immigration law.
It's something we develop in our Japan property pack.
How much do you need to invest for any residency program through property or business?
The minimum investment for Japan's Business Manager Visa is ¥5 million (approximately $30,000-45,000 USD as of June 2025).
This capital must be invested in establishing or operating a business in Japan, not simply purchasing property for personal use. The ¥5 million represents the minimum capitalization required for your Japanese company, which must be deposited in a Japanese bank account before visa application.
For accelerated permanent residency consideration, significantly higher investments of ¥100 million or more may qualify you for expedited processing, reducing the typical 10-year wait to just 3 years. However, these larger investments still require active business management rather than passive property ownership.
The investment must demonstrate job creation potential, economic contribution, and sustainable business operations. Immigration officials evaluate the business plan's viability and the applicant's commitment to long-term operations in Japan.
Don't lose money on your property in Japan
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Is there a specific business investment visa for long-term residency in Japan?
Yes, the Business Manager Visa is Japan's primary investment-based visa that can lead to long-term residency.
This visa category specifically targets foreign nationals who want to start or manage businesses in Japan, including real estate-related enterprises. The visa allows you to establish genuine business operations while building toward permanent residency eligibility.
The Business Manager Visa requires you to demonstrate active management of your business rather than passive investment. You must prepare detailed business plans, secure office space (separate from residential addresses), and show the potential for job creation or economic contribution.
Successful renewal of this visa depends on your business performance, tax compliance, and continued active management. Immigration officials review your business operations annually to ensure ongoing eligibility for visa extensions.
What are the exact steps to apply for a business manager visa as a foreign investor?
The Business Manager Visa application follows a specific six-step process that typically takes 2-3 months to complete.
| Step | Requirements | Timeline |
|---|---|---|
| 1. Business Plan Development | Detailed market research, financial projections, operational strategy | 2-4 weeks |
| 2. Company Registration | Legal entity establishment, registered office address | 2-3 weeks |
| 3. Capital Deposit | ¥5 million minimum in company bank account | 1 week |
| 4. Office Lease | Physical business address (not virtual or residential) | 1-2 weeks |
| 5. Document Preparation | Passport, certificates, business plan, financial records | 1-2 weeks |
| 6. Immigration Application | Submit to Regional Immigration Bureau, possible interview | 1-3 months |
How long is the initial residence permit valid for investment-based entry?
The initial Business Manager Visa is typically valid for one year, though exceptional cases may receive up to five years.
Most first-time applicants receive one-year permits regardless of their investment amount or business plan quality. Immigration officials prefer to observe actual business performance before granting longer-term permits.
Subsequent renewals can extend to three or five years based on demonstrated business success, tax compliance, and economic contribution. Profitable operations for two consecutive years significantly improve your chances of receiving longer-term permits.
The visa remains valid as long as you maintain active business operations and comply with Japanese immigration and tax laws. Abandoning your business or moving outside Japan without proper procedures will invalidate your residence status.
Can you bring your spouse and children under the same investment visa?
Yes, you can bring your spouse and children to Japan under separate Family Resident Visas (dependent visas).
Family members do not automatically receive residency when you obtain a Business Manager Visa; they must apply for their own dependent visas based on your primary visa status. Only legally recognized spouses and biological or adopted children qualify for these dependent visas.
You must demonstrate sufficient financial resources to support your family members without them needing to work in Japan. Immigration officials evaluate your business income, living expenses, and overall financial stability when considering dependent visa applications.
Parents, siblings, and other extended family members do not qualify for dependent visas and must find their own visa categories if they want to live in Japan long-term.
It's something we develop in our Japan property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the requirements to renew or upgrade your visa to permanent residency?
Permanent residency in Japan typically requires 10 years of continuous legal residence, though large investors may qualify in 3 years.
Standard permanent residency requirements include:
- Ten years of continuous residence in Japan with valid visa status
- Stable income and financial independence
- Tax compliance and clean criminal record
- Basic Japanese language ability
- Integration into Japanese society
Highly Skilled Professional visa holders can qualify for permanent residency in 1-3 years depending on their points score, which considers education, income, language ability, and age. Large-scale investors with ¥100 million or more may also qualify for accelerated permanent residency processing.
Visa renewals depend on maintaining your business operations, demonstrating profitability, and showing ongoing commitment to Japan. Immigration officials review your tax returns, business performance, and compliance with visa conditions during each renewal process.
Is there a clear path from investment-based residency to Japanese citizenship?
Japanese citizenship requires 5 years of continuous legal residence, including time spent on a Business Manager Visa.
The naturalization process is discretionary and demanding, requiring you to renounce your previous citizenship since Japan does not permit dual nationality. Applicants must demonstrate Japanese language proficiency, cultural integration, and long-term commitment to Japan.
Citizenship candidates undergo extensive background checks, interviews, and document reviews that can take 1-2 years to complete. Immigration officials evaluate your tax compliance, community involvement, and overall contribution to Japanese society.
Unlike permanent residency, which allows you to maintain your original citizenship, Japanese naturalization is an irreversible decision that should be carefully considered with professional legal advice.
What are real experiences from foreigners who tried to get residency through property investment?
Most foreign investors who successfully obtained Japanese residency did so by running active real estate businesses rather than passive property ownership.
Common successful strategies include:
- Vacation rental management companies (Airbnb, traditional ryokans)
- Property renovation and resale businesses
- Real estate consulting for other foreign investors
- Property management services for Japanese landlords
- Real estate development partnerships with local companies
Failed attempts typically involve foreigners who expected property purchase alone to qualify them for residency. Many discover this limitation only after buying expensive properties, leaving them with assets but no legal right to remain in Japan.
Successful applicants consistently emphasize the importance of hiring qualified immigration lawyers, developing genuine business operations, and maintaining detailed financial records. The most common challenge is language barriers during the application process and ongoing business management requirements.
It's something we develop in our Japan property pack.
Where can you find official application documents and guidance for investment residency?
Official application documents and guidance are available through the Immigration Services Agency of Japan and the Ministry of Justice.
The Immigration Services Agency website provides comprehensive information about visa categories, application procedures, and required documentation. Regional Immigration Bureau offices throughout Japan offer in-person consultations and document review services for prospective applicants.
Many prefectural and municipal governments also provide support services for foreign entrepreneurs, including business registration assistance and local networking opportunities. Professional immigration lawyers and administrative scriveners can provide personalized guidance for complex cases.
As of June 2025, the most current information and application forms are maintained on the official government websites, though professional consultation is highly recommended for ensuring application success.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Japan's immigration system prioritizes active business management over passive property investment, making the Business Manager Visa the primary route for real estate investors seeking residency.
While the path to permanent residency and citizenship is possible, it requires long-term commitment, substantial investment, and ongoing business operations rather than simple property ownership.
Sources
- Old Houses Japan - Visa Application Process for Property Investors
- Immigration Lawyer Japan - Business Manager Visa Through Real Estate Investment
- Globis Insights - Guide to Securing Japan Investor Visa
- CitizenX - Japan Citizenship by Investment
- Global Relocate - Japan Citizenship Guide
- IMI Daily - Japan Active Investor Visa
- Akiya Inaka - Obtaining Business Investor Visa in Japan
- Y Consulting - Japan Business Manager Visa