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 provide any visa or residency status, and Japan offers no Golden Visa program like other countries.
However, Japan does provide clear pathways for business investors through the Business Manager Visa, which requires active business operations rather than passive property ownership and can eventually lead to permanent residency and citizenship.
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.
Property investment alone does not grant any visa status in Japan, but the Business Manager Visa offers residency for active business investors with a minimum investment of ¥5 million.
This visa can lead to permanent residency after 10 years and citizenship after 5 consecutive years of residence, with family inclusion possible under dependent visa categories.
| Investment Route | Minimum Investment | Visa Granted | Path to Residency | Family Inclusion |
|---|---|---|---|---|
| Property Purchase Only | No limit | No visa | Not applicable | Not applicable |
| Business Manager Visa | ¥5 million (~$34,000) | 1-5 years renewable | PR after 10 years | Yes (spouse & children) |
| Startup Visa | Commitment after 2-year prep | Up to 2 years | Transitions to Business Manager | Yes |
| High Investment (¥100M+) | ¥100 million (~$680,000) | Business Manager Visa | PR after 3 years | Yes |
| Citizenship Path | Via any visa route | Not applicable | After 5 years residence | Individual applications |
Can buying property in Japan directly give you a visa?
No, purchasing property in Japan does not provide any visa or residency status regardless of the investment amount.
Japan maintains a clear separation between property ownership and immigration status. You can legally own real estate as a foreign national without residing in Japan, but property ownership alone will never grant you legal residence rights.
This applies to all types of residential real estate including apartments, houses, condominiums, and land. Whether you invest ¥10 million or ¥1 billion in Japanese property, the purchase itself provides zero immigration benefits.
As of September 2025, Japan requires all foreign nationals to hold an appropriate visa for legal residence, completely separate from any property ownership.
Does Japan have a Golden Visa or Citizenship by Investment program?
Japan does not offer a Golden Visa program or direct Citizenship by Investment pathway like countries such as Portugal, Spain, or Malta.
The Japanese government has never implemented any program that grants residency or citizenship purely through financial investment or property purchase. Unlike European Golden Visa programs that typically require €250,000 to €500,000 in real estate investment, Japan maintains no such direct investment-to-residency route.
Japan's immigration system focuses on skills, employment, family ties, or active business management rather than passive investment. The country prioritizes long-term integration and active contribution to Japanese society over financial investment alone.
It's something we develop in our Japan property pack.
Is there any kind of residency through investment route available in Japan?
Yes, Japan offers the Business Manager Visa for individuals who establish and actively manage a business in Japan, which can include real estate-related businesses.
This visa requires a minimum investment of ¥5 million (approximately $34,000-$38,000 as of September 2025) and active business operations. The investment must fund a legitimate business entity with proper registration, licensing, and operations.
The Business Manager Visa differs fundamentally from passive investment programs because it requires ongoing business management, employee hiring, and active participation in the Japanese economy. You cannot simply invest money and receive residency—you must run a functioning business.
Japan also offers a Startup Visa program that provides up to two years for business preparation and market research before the mandatory investment requirement kicks in.
Can real estate investment be used as a pathway to residency or a visa?
Real estate investment can potentially support a Business Manager Visa application if structured as an active real estate business rather than passive property ownership.
Acceptable real estate business activities include property management companies, real estate brokerage services, property development firms, or rental property management businesses. These must operate as registered business entities with proper licensing and active operations.
The key distinction is between passive ownership (buying properties to hold) versus active business management (running a real estate company). Simply owning rental properties without a registered business structure does not qualify for visa consideration.
Your real estate business must meet the same requirements as any other business: ¥5 million minimum investment, proper business registration, physical office space, and either two full-time employees or demonstration of the full investment amount.
What are the requirements for the business or investment visa route in Japan?
| Requirement Category | Specific Details | Documentation Needed |
|---|---|---|
| Minimum Investment | ¥5 million (~$34,000-$38,000) | Bank statements, investment proof, capital verification |
| Business Registration | Legally registered business entity in Japan | Company registration documents, business license |
| Physical Office | Legitimate business premises with lease agreement | Office lease contract, photos, address verification |
| Employment | 2+ full-time resident employees OR show full investment | Employment contracts, salary evidence, resident status proof |
| Business Plan | Detailed operational and financial projections | Comprehensive business plan, market analysis, financial forecasts |
| Active Operations | Genuine business activities, not shell company | Business transaction records, client contracts, operational evidence |
| Personal Requirements | Clean criminal record, financial stability | Police clearance certificate, financial statements, health certificate |
How much do you need to invest to qualify for such a visa?
The standard minimum investment for Japan's Business Manager Visa is ¥5 million (approximately $34,000-$38,000 as of September 2025).
For faster permanent residency consideration, investors can invest ¥100 million or more (approximately $680,000+), which can reduce the permanent residency waiting period from 10 years to 3 years under Japan's highly skilled professional point system.
The ¥5 million investment must be genuine business capital used for legitimate business operations. You cannot simply deposit this amount in a bank account—it must fund actual business activities like equipment, inventory, office setup, employee salaries, or operational expenses.
Additional costs beyond the minimum investment include business registration fees (¥200,000-¥300,000), office lease deposits, legal and administrative fees, and ongoing operational costs. Budget approximately ¥7-8 million total for the first year including all setup costs.
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What is the application process like for an investor visa in Japan?
The Business Manager Visa application follows a structured two-stage process requiring business establishment before visa application.
First, you must establish your business in Japan by registering the company, securing office space, opening business bank accounts, and demonstrating the ¥5 million investment. This preparatory stage typically takes 2-4 months and may require multiple trips to Japan.
Second, you apply for a Certificate of Eligibility (CoE) through the Immigration Services Agency, which processes the application in 1-3 months. Once approved, you convert the CoE to an actual visa at a Japanese consulate in your home country.
The entire process from business setup to visa issuance typically takes 4-8 months. Many applicants work with specialized immigration lawyers or business setup services to navigate the bureaucratic requirements and ensure proper documentation.
It's something we develop in our Japan property pack.
How long is the visa or residence permit granted through investment valid for?
Business Manager Visas are initially granted for 1, 3, or 5-year periods depending on the business plan strength and applicant qualifications.
Most first-time applicants receive 1-year visas, which can be renewed for longer periods (3-5 years) as the business demonstrates stability and growth. Renewal depends on maintaining active business operations, meeting revenue targets, and complying with employment requirements.
The visa remains valid only while actively managing the qualifying business. If you sell the business, cease operations, or fail to meet ongoing requirements, the visa becomes invalid and renewal will be denied.
After 10 years of continuous residence (or 3 years for high-value investors), you can apply for permanent residency, which eliminates the need for visa renewals while maintaining residence rights.
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Can you include your spouse and children in the same application?
Yes, your spouse and dependent children can accompany you to Japan under dependent visa status linked to your Business Manager Visa.
Spouse and dependent children (typically under 20 years old and financially dependent) can apply for dependent visas that match the validity period of your primary Business Manager Visa. They can live in Japan, attend school, and your spouse can apply for work permission.
Family members must apply separately for their dependent visas, but the applications are processed together. Required documentation includes marriage certificates, birth certificates, proof of financial dependency, and evidence of your ability to support them financially.
Family dependent visas are renewed alongside your primary visa and remain valid only while your Business Manager Visa is active. If your primary visa expires or is cancelled, dependent visas also become invalid.
What are the main steps to move from investor visa to permanent residency?
The pathway from Business Manager Visa to permanent residency requires maintaining continuous legal residence and demonstrating integration into Japanese society.
Standard permanent residency requires 10 years of continuous residence with stable income and no significant legal violations. High-value investors (¥100+ million investment) may qualify after 3 years under the highly skilled professional point system.
Key requirements include maintaining active business operations, filing annual tax returns, demonstrating sufficient income to support yourself and family, showing integration through language ability and community involvement, and having no criminal record or immigration violations.
The application process involves submitting extensive documentation including tax records, business performance reports, proof of assets, Japanese language proficiency evidence, and community involvement records. Processing typically takes 4-8 months.
It's something we develop in our Japan property pack.
Is there eventually a path to Japanese citizenship through this route?
Yes, Japanese citizenship is possible after 5 consecutive years of legal residence, including time spent on Business Manager Visa.
Citizenship requirements include 5+ years of continuous residence, stable income and tax compliance, Japanese language proficiency (speaking and basic reading/writing), integration into Japanese society, and renunciation of previous citizenship since Japan generally prohibits dual nationality.
The naturalization process is rigorous and can take 6-12 months after application submission. Immigration officials conduct interviews, review extensive documentation, and may visit your home or business to verify information.
Many long-term residents choose permanent residency over citizenship because PR provides similar benefits without requiring citizenship renunciation. Permanent residents maintain travel freedom with their original passport while enjoying most rights of Japanese citizens.
What has been the feedback from people who tried this—both those who succeeded and those who failed?
Successful Business Manager Visa applicants commonly report that professional guidance significantly improves approval chances and reduces bureaucratic complications.
Positive experiences typically involve applicants who thoroughly researched requirements, engaged immigration lawyers or business consultants, maintained realistic expectations about active business management, and prepared comprehensive documentation including detailed business plans and financial projections.
Common failure factors include underestimating ongoing business management requirements, insufficient Japanese language skills for business operations, inadequate financial planning beyond the minimum ¥5 million investment, and attempting to create shell companies rather than genuine business operations.
Many successful applicants recommend starting with Japan's Startup Visa program, which provides two years to properly establish business operations and understand the market before committing the full investment amount.
Failed applicants often cite language barriers, cultural misunderstandings about Japanese business practices, and underestimating the time and cost requirements for maintaining active business operations beyond the initial investment.
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.
Property investment in Japan offers no direct visa benefits, but the Business Manager Visa provides a clear pathway for active business investors.
Success requires genuine business operations, not passive investment, with professional guidance significantly improving approval chances and long-term success.
Sources
- Immigration Lawyer Japan - Property Purchase Without Visa
- BambooRoutes - Buying Property Japan Get Visa
- Golden Visas - Japan Information
- Wise - Buying Property in Japan
- Globis Insights - Japan Investor Visa Guide
- Mailmate - Japan Investor Visa
- IMI Daily - Japan Active Investor Visa
- IMI Daily - Japan Business Residency
- Golden Visa - Japan Program
- UGlobal - Japan Immigration