Does buying a house in Japan give you residency?

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Japan. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Japanese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Tokyo, Osaka, and Kyoto. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can you get residency in Japan just by buying a house?

No, buying a house in Japan does not grant you residency status.

Japan separates property ownership from immigration status completely. Foreigners can purchase real estate in Japan with minimal restrictions, but this transaction has zero impact on visa eligibility or residency rights.

You can own multiple properties worth millions of dollars in Japan and still need a valid visa to legally reside in the country for more than 90 days (tourist visa duration). Property ownership does not qualify you for any type of resident visa, work permit, or long-term stay authorization.

As of September 2025, thousands of foreign nationals own Japanese real estate while living abroad, proving that property ownership and residency are entirely separate legal matters.

The Japanese Immigration Bureau treats real estate investment as a passive financial transaction, not grounds for residence permission.

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 Portugal, Spain, or Malta, Japan has never established investment-based residency programs where foreigners can obtain visas by making financial contributions or purchasing government bonds. The Japanese immigration system focuses on skills, employment, family ties, and active business operations rather than passive investment.

The closest equivalent is the Investor/Business Manager Visa, but this requires establishing and operating an actual business in Japan, not simply making a financial investment. This visa demands active management, physical presence, and genuine commercial activity.

As of September 2025, Japan maintains its traditional approach to immigration, prioritizing economic contribution through business operations and employment rather than passive capital injection.

Several countries in the region like Thailand and Malaysia have introduced investor visa programs, but Japan continues to resist this trend.

Is there a real estate investment route that leads to residency?

No direct real estate investment route leads to Japanese residency.

However, you can potentially structure a real estate business that qualifies for the Investor/Business Manager Visa. This means establishing a property management company, real estate development firm, or rental business that meets the visa requirements for active business operations.

The key distinction is that you must operate a genuine business—not simply own properties as passive investments. Your real estate activities must generate employment, pay corporate taxes, maintain business premises, and demonstrate legitimate commercial operations.

For example, establishing a property management company that oversees rental properties for other investors, or creating a real estate development business that renovates and resells properties could qualify. The business must employ staff and maintain proper accounting records.

It's something we develop in our Japan property pack.

If not, what kind of investment qualifies for residency in Japan?

Active business investment qualifies for Japanese residency through the Investor/Business Manager Visa.

The investment must establish or acquire a genuine Japanese business that operates commercially, employs staff, and contributes to the local economy. Acceptable business types include restaurants, consulting firms, import/export companies, technology startups, manufacturing, retail stores, and service businesses.

The business must maintain a physical office in Japan (virtual offices and P.O. boxes are not accepted), ideally employ at least two full-time Japanese residents or permanent residents, and demonstrate sustainable business operations with proper accounting and tax compliance.

Joint ventures with Japanese partners can also qualify, provided your investment and management role meet the visa requirements. The business must be registered under Japanese commercial law and comply with all regulatory requirements for your industry.

Passive investments like stocks, bonds, cryptocurrency, or real estate rentals without active management do not qualify for any residency visa.

What is the minimum investment threshold required?

Business Type	Minimum Investment	Additional Requirements
New Business Establishment	¥5,000,000 (~$34,000 USD)	Physical office + business plan
Existing Business Acquisition	¥5,000,000 (~$34,000 USD)	Proof of purchase + operational control
Franchise Business	¥5,000,000 (~$34,000 USD)	Franchise agreement + training completion
Joint Venture Partnership	¥5,000,000 (~$34,000 USD)	Partnership agreement + management role
High-Tech Startup (select cities)	Varies by municipality	Startup visa program participation
Regional Business (rural areas)	¥5,000,000 (~$34,000 USD)	Local government support letter
Export-Focused Business	¥5,000,000 (~$34,000 USD)	Export contracts + international business plan

What are the main requirements for the business or investor visa route?

The Investor/Business Manager Visa has specific requirements beyond the minimum investment amount.

You must establish a registered business entity in Japan with proper corporate registration, maintain a physical office space that demonstrates legitimate business operations, and prepare a comprehensive business plan showing projected revenues, expenses, and market analysis for at least three years.

Employment requirements include hiring at least two full-time Japanese residents, permanent residents, or other foreigners with work authorization. Alternatively, you can demonstrate that your business will create significant economic benefit equivalent to employing two full-time workers.

Financial documentation must prove the source of your investment funds through bank statements, tax returns, business sale proceeds, or other legitimate sources. You must also demonstrate personal financial stability to support yourself and any dependents during the business establishment period.

Professional qualifications relevant to your business type may be required, along with clean criminal background checks from your home country and any countries where you've lived for more than one year in the past decade.

How long is the residency permit usually granted for?

Initial Investor/Business Manager Visas are typically granted for one year, with subsequent renewals possible for three or five years.

The Immigration Bureau evaluates your business performance, tax compliance, and adherence to visa conditions before approving renewals. Successful businesses with stable operations and proper documentation usually receive longer renewal periods.

First-time applicants almost always receive one-year permits, allowing immigration authorities to monitor initial business establishment and operations. If you demonstrate successful business management, employment of Japanese workers, and tax compliance during the first year, renewals typically extend to three years.

Well-established businesses with consistent profitability, multiple employees, and strong community ties may qualify for five-year renewable permits. The longest single visa grant is typically five years, requiring renewal to maintain legal residence.

It's something we develop in our Japan property pack.

Is there a clear path from residency through investment to permanent residency or citizenship?

Yes, there is a clear progression from investor visa to permanent residency and eventually citizenship.

Standard permanent residency requires 10 consecutive years of legal residence in Japan with proper tax compliance and no serious legal violations. However, the Highly Skilled Professional (HSP) point system can accelerate this timeline significantly.

Foreign business owners can qualify for HSP status by accumulating points through factors like annual income (higher income = more points), educational background, professional experience, age, and Japanese language proficiency. Scoring 70+ points allows permanent residency application after three years, while 80+ points reduces the requirement to just one year.

Citizenship through naturalization becomes possible after five years of continuous residence, but Japan requires renouncing previous citizenship since dual nationality is not permitted. The naturalization process involves extensive documentation, interviews, and demonstration of Japanese language ability and cultural integration.

Business owners often qualify more easily due to their economic contribution, tax payment history, and community ties through employment of Japanese workers.

Can family members be included in the residency application?

Yes, spouse and unmarried children can be included in your Investor/Business Manager Visa application.

Your spouse receives a "Dependent" visa that allows residence in Japan and, with proper authorization, part-time employment up to 28 hours per week. Children receive the same dependent status and can attend Japanese schools.

Each family member must provide medical certificates, background checks, and proof of relationship through marriage certificates or birth certificates. Financial documentation must demonstrate your ability to support all family members without them becoming a burden on Japanese social services.

Adult children (typically over 20 years old) generally cannot be included as dependents unless they are students or have disabilities preventing independent living. Parents and other extended family members do not qualify for inclusion under the investor visa.

Family members can later apply for their own visas based on education, employment, or other qualifications if they wish to remain in Japan independently.

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 official steps and application process for residency through investment?

The application process follows specific sequential steps through Japanese immigration authorities.

1. Register your business entity with the Japanese Ministry of Justice and obtain necessary licenses for your industry2. Secure a physical office space with a proper commercial lease agreement (residential addresses and virtual offices are not acceptable)3. Open a Japanese bank account and transfer the minimum ¥5,000,000 investment4. Prepare comprehensive documentation including business plan, financial statements, tax records, educational certificates, and criminal background checks5. Submit your Certificate of Eligibility application to the Immigration Bureau (this step can be done while abroad)6. Upon approval of Certificate of Eligibility (typically 2-3 months), apply for the actual visa at a Japanese consulate in your home country7. Enter Japan and register your address with local municipal authorities within 14 days8. Apply for residence card at the airport or local immigration office9. Begin business operations and maintain compliance with all visa conditions

Total processing time from initial business registration to residence card typically ranges from 4-6 months, depending on document preparation and immigration office workload.

What are the typical conditions or risks that might lead to rejection?

Common rejection reasons center on insufficient business substance and documentation flaws.

Inadequate business planning leads to most rejections—immigration officers scrutinize business plans for realistic revenue projections, clear market analysis, and genuine operational requirements. Vague or overly optimistic projections raise red flags about business viability.

Documentation problems include insufficient proof of investment fund sources, incomplete background checks, expired medical certificates, or business registration errors. Missing or incorrectly completed forms also cause delays or rejections.

Business authenticity concerns arise when offices appear unsuitable for declared operations, when business activities seem designed solely for visa purposes rather than genuine commercial activity, or when employment plans appear unrealistic for the business type and investment level.

Criminal history, tax violations in home countries, previous Japanese immigration violations, or attempts to circumvent immigration rules through shell companies or nominee arrangements result in automatic rejection.

It's something we develop in our Japan property pack.

What kind of feedback or experiences have real people shared—both those who succeeded and those who failed?

Successful applicants consistently emphasize thorough preparation and professional assistance as critical success factors.

Winners typically hired Japanese immigration lawyers, accountants, and business consultants before starting the process. They spent 6-12 months researching their target market, visiting Japan multiple times to secure office space and meet potential employees or partners, and prepared detailed financial projections based on actual market conditions.

Many successful applicants started with established business models—franchises, consulting services based on their professional expertise, or businesses serving their home country's market in Japan. They maintained conservative financial projections and over-invested beyond the minimum requirement to demonstrate commitment.

Failed applicants often attempted shortcuts—using immigration consultants who promised quick approvals, preparing minimal documentation, choosing unsuitable office locations, or proposing businesses outside their expertise. Many underestimated the time and cost involved in proper business establishment.

Common failure patterns include treating the visa as a way to live in Japan rather than genuinely committing to business success, insufficient Japanese language ability to manage business operations, and underestimating ongoing compliance requirements for visa renewals.

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.

Sources

1. BambooRoutes - Buying House Japan Give Residency
2. MailMate - Can I Live in Japan If I Buy a House
3. Juwai Asia - Japan Property Investment News
4. Golden Visa - Japan Immigration
5. UGlobal - Japan Immigration
6. Globis Insights - Japan Investor Visa Guide
7. CitizenX - Japan Citizenship by Investment
8. IMI Daily - Japan Active Investor Visa