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 visa privileges. Japan maintains strict separation between property ownership rights and immigration status, meaning foreigners can own real estate with the same rights as Japanese citizens, but must obtain proper visas through separate legal pathways.
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 ownership in Japan provides no visa benefits, but investment-based residency is possible through business establishment requiring minimum ¥5 million investment.
The Business Manager Visa offers the primary pathway for investors, requiring active business operations, office space, and employee hiring rather than passive real estate investment.
| Visa Type | Investment Requirement | Additional Requirements |
|---|---|---|
| Property Purchase Only | No minimum | No visa benefits granted |
| Business Manager Visa | ¥5 million (~$35,000) | Office space, 2 employees, business plan |
| Highly Skilled Professional | Varies | Points-based system, education/skills |
| Permanent Residency | N/A | 10 years residence (or 1-3 for skilled) |
| Citizenship | N/A | 5+ years residence, language skills |
| Family Inclusion | Same as primary | Dependent visa for spouse/children |
Can you legally live in Japan just by buying property there?
No, purchasing property in Japan does not grant you legal residency or any visa privileges.
Japan maintains a clear separation between property ownership rights and immigration status. Foreigners can buy real estate in Japan with virtually the same rights as Japanese citizens, including full ownership of land and buildings.
However, property ownership provides no pathway to residency permits, work authorization, or long-term stay privileges. You must obtain a separate visa through Japan's immigration system if you wish to reside in the country for extended periods.
This policy differs significantly from some European countries that offer golden visa programs based on real estate investment. Japan's approach prioritizes active business contribution over passive property investment.
It's something we develop in our Japan property pack.
Is there a real estate investment visa or Golden Visa program in Japan?
Japan does not offer a real estate investment visa or golden visa program like those found in Portugal, Spain, or other countries.
The Japanese government has not established any immigration pathway that grants residency solely based on property purchase amounts, regardless of investment size. Even purchasing multiple properties worth millions of dollars provides no visa benefits.
Unlike European golden visa programs that typically require €250,000 to €500,000 in real estate investment, Japan focuses on active business establishment rather than passive investment for immigration purposes.
As of June 2025, Japan continues to evaluate immigration policies but has not introduced any real estate-based residency programs. The emphasis remains on business creation, employment generation, and active economic contribution.
What types of visas are available for investors or business owners in Japan?
Japan offers several visa categories for investors and entrepreneurs seeking residency through business activities.
The primary option is the Business Manager Visa, designed for individuals who establish or manage businesses in Japan. This visa requires active business operations rather than passive investment.
The Highly Skilled Professional Visa uses a points-based system evaluating education, work experience, salary, and age. Applicants with advanced degrees, specialized skills, or significant business experience can qualify for accelerated permanent residency pathways.
Japan is also developing a venture capital visa for substantial startup investors, though specific requirements remain under review as of mid-2025. This program targets individuals making significant investments in Japanese innovation companies.
How does Japan's business investment visa work, and what are the main eligibility requirements?
The Business Manager Visa requires establishing and actively operating a legitimate business in Japan with specific investment and operational criteria.
| Requirement Category | Specific Criteria | Additional Notes |
|---|---|---|
| Investment Amount | Minimum ¥5 million (~$35,000) | Higher amounts improve approval chances |
| Office Space | Physical office location | Cannot be home or virtual office |
| Employment | 2+ full-time Japanese residents | Must be legally authorized workers |
| Business Plan | Detailed operational strategy | Revenue projections, market analysis required |
| Company Registration | Legally established Japanese entity | Must inject required capital before application |
| Management Role | Active business management | Cannot be passive investor only |
What is the minimum investment amount required to qualify for a business or investor visa?
The standard minimum investment for the Business Manager Visa is ¥5 million, approximately $35,000 USD at current exchange rates.
This investment must be injected into a legally registered Japanese company before visa application. The funds cannot be borrowed or held in escrow; they must represent genuine business capitalization.
Higher investment amounts significantly improve approval prospects, with many successful applicants investing ¥10-20 million or more. Immigration officials view larger investments as demonstrating stronger commitment and business viability.
The investment must support legitimate business operations, not serve as parking funds. Immigration authorities scrutinize fund sources, requiring documentation of legal earnings or asset sales.
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.
Can purchasing property be part of a larger business investment plan to meet visa requirements?
Property purchase can be included in business investment plans if the real estate directly supports business operations and is not passive investment.
Acceptable business-related property purchases include office buildings for company headquarters, retail spaces for business operations, or hospitality properties like hotels or ryokans that you actively manage.
The property must serve operational business purposes rather than investment speculation. Immigration officials evaluate whether real estate purchases contribute to job creation, business revenue, and economic activity.
Simply buying residential or commercial property for rental income does not qualify as active business management. The business must involve direct operational involvement, customer service, and ongoing management responsibilities.
It's something we develop in our Japan property pack.
What are the steps involved in applying for a business manager or investor visa in Japan?
The Business Manager Visa application process involves multiple stages requiring careful preparation and documentation.
- Company Establishment: Register your business entity in Japan and inject the required ¥5 million minimum capital investment
- Office Securing: Lease or purchase physical office space that meets immigration requirements for legitimate business operations
- Staff Hiring: Employ at least two full-time Japanese residents with proper work authorization and employment contracts
- Document Preparation: Compile comprehensive business plan, financial projections, proof of investment, office lease agreements, and personal documentation
- Certificate of Eligibility Application: Submit complete application package to Japanese Immigration Bureau, typically requiring 2-3 months processing
- Visa Application: Use approved Certificate of Eligibility to apply for Business Manager Visa at Japanese embassy or consulate in your home country
- Entry and Registration: Enter Japan and complete residence card registration within required timeframes
What is the duration of the residency permit you can get through investment, and is it renewable?
Business Manager Visas are typically issued for 1, 3, or 5-year periods depending on business viability and immigration officer assessment.
Initial visas often receive 1-year duration, with longer periods granted for well-established businesses or applicants with strong business experience. Renewal requires demonstrating continued business operations, employment maintenance, and tax compliance.
Renewal applications must show business growth, sustained employment of Japanese residents, and ongoing operational activity. Passive businesses or those failing to meet employment requirements face renewal rejection.
Successful visa holders can maintain residency indefinitely through renewals, eventually qualifying for permanent residency after meeting extended residence requirements.
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.
Can you include your spouse and children under the same investment-based residency application?
Yes, spouses and dependent children can be included under Business Manager Visa applications through dependent visa status.
Dependent visas allow family members to reside in Japan for the same duration as the primary visa holder. Spouses receive work authorization for part-time employment up to 28 hours per week with proper permission.
Children under 18 qualify as dependents and can attend Japanese schools. Adult children over 18 must qualify for independent visa status and cannot remain dependents.
Family inclusion requires additional documentation including marriage certificates, birth certificates, and proof of financial support capability. The primary visa holder must demonstrate sufficient business income to support all family members.
Is there a path to permanent residency or citizenship through investment in Japan, and how long does it take?
Investment-based visas can lead to permanent residency and eventually citizenship, though timelines vary significantly based on visa category and individual circumstances.
Standard permanent residency typically requires 10 years of continuous residence in Japan with stable income and tax compliance. However, Highly Skilled Professional visa holders can qualify in as little as 1-3 years depending on their points score.
Japanese citizenship requires minimum 5 years of residence, Japanese language proficiency, stable income, and renunciation of previous citizenship. Japan does not permit dual citizenship for naturalized citizens.
Business Manager Visa holders generally follow the 10-year permanent residency pathway unless they qualify for highly skilled status. Consistent business operations, tax payments, and community integration strengthen applications.
It's something we develop in our Japan property pack.
Are there success stories from people who've obtained residency in Japan through real estate or business investment?
Numerous foreign entrepreneurs have successfully obtained Japanese residency through business establishment, though none through passive real estate investment alone.
Successful cases typically involve active business operations like restaurants, consulting firms, technology companies, or hospitality businesses. These entrepreneurs demonstrate job creation, tax contribution, and community integration.
Common successful business models include international trade companies, English education services, technology consulting, and tourism-related businesses. Many successful applicants combine local market knowledge with international expertise.
Real estate-related success stories involve active property management, hotel operations, or real estate development companies rather than passive investment. These businesses require ongoing operational involvement and local staff employment.
What are common reasons applicants fail to get a visa through investment, and how can you avoid them?
Visa application failures typically result from insufficient preparation, inadequate investment documentation, or misunderstanding business operation requirements.
- Insufficient Investment Documentation: Failing to properly document the ¥5 million investment source, timing, or injection into the Japanese company
- Inadequate Business Plans: Submitting vague or unrealistic business plans without proper market analysis, revenue projections, or operational details
- Office Space Issues: Using residential addresses, virtual offices, or spaces that don't meet commercial business requirements
- Employment Failures: Not hiring required Japanese resident employees or providing inadequate employment documentation
- Document Errors: Incomplete applications, missing translations, or incorrect forms that delay or invalidate applications
- Passive Investment Approach: Treating the visa as passive investment opportunity rather than active business management commitment
- Financial Inconsistencies: Unable to demonstrate legitimate fund sources or sufficient ongoing business financing
To avoid rejection, work with experienced immigration attorneys, prepare comprehensive documentation, ensure genuine business operations, and demonstrate long-term commitment to Japanese market 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.
Property ownership in Japan offers no direct visa benefits, but strategic business investment can provide residency pathways for committed entrepreneurs.
Success requires genuine business operations, proper documentation, and long-term commitment to Japanese market participation rather than passive investment approaches.
Sources
- Wise - Buying Property in Japan
- Housing Japan - Buying a House as an Expat
- E-Housing Japan - Property Buying Guide
- Globis Insights - Japan Investor Visa Guide
- Mackrell International - Japan Golden Visa
- Akiya & Inaka - Business Investor Visa
- Y Consulting - Business Manager Visa
- Residencies.io - Japan Temporary Residency