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If you're a foreigner thinking about buying property in Hiroshima, you're probably wondering what you can actually own, what the rules are, and how the whole process works in January 2026.
This guide breaks down everything from legal ownership rights and visa requirements to mortgage options and taxes, all written specifically for Hiroshima's market.
We keep this blog post constantly updated with the latest regulations, rates, and real-world costs so you always have current information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Hiroshima.
Insights
- Japan announced in December 2025 that it will expand foreign property purchase reporting rules to include residential properties, with implementation expected around April 2026, so buyers in early 2026 should verify requirements at closing.
- Foreigners can buy condos, houses, and land in Hiroshima without nationality-based ownership bans, and title is registered directly in your name through Japan's Legal Affairs Bureau system.
- Non-resident landlords in Hiroshima face a 20.42% withholding tax on rental income when rent is paid by a company, though an exception exists for rent paid by individuals for their own residence.
- Foreign residents with permanent residency in Japan can access mortgage rates between 0.6% and 1.4% variable in January 2026, while non-residents buying from abroad often face rates of 1.8% to 3.5% or higher.
- Closing costs in Hiroshima typically run 7% to 10% for resale properties and 9% to 12% for new builds, with the difference mainly due to consumption tax on the building portion.
- Annual property taxes in Hiroshima City, combining Fixed Asset Tax and City Planning Tax, usually work out to roughly 0.2% to 0.6% of market value because assessed values are set below actual market prices.
- SMBC Trust Bank PRESTIA is one of the few banks in Japan that explicitly markets English support and accepts mortgage applications from foreign residents without permanent residency, subject to screening.
- Buying property in Japan does not give you any residency rights, so if you want to live in Hiroshima long-term, you need a separate immigration pathway like a work visa, spouse visa, or business management visa.
What can I legally buy and truly own as a foreigner in Hiroshima?
What property types can foreigners legally buy in Hiroshima right now?
In Hiroshima, foreigners can legally buy all standard residential property types, including condominiums, detached houses, apartments, and land for building a custom home, without any nationality-based ownership restrictions.
The most important thing to understand is that Japan's ownership system is based on registration, meaning your ownership is officially proven when it's recorded at the Legal Affairs Bureau, not just when you pay for the property.
This registry-based system applies equally to Japanese citizens and foreign buyers, so you get the same legal protections and title documentation as any local owner would.
The practical residential options you'll see most often in Hiroshima include mid-rise condos near Hiroshima Station or along the streetcar lines, detached homes in suburban wards like Saeki-ku or Asaminami-ku, and land-plus-build opportunities in nearby cities like Higashihiroshima.
Finally, please note that our pack about the property market in Hiroshima is specifically tailored to foreigners.
Can I own land in my own name in Hiroshima right now?
Yes, foreigners can own land directly in their own name in Hiroshima, and this applies whether you're buying a plot to build on or purchasing a detached house where the land comes with it.
Unlike some Asian countries that restrict foreign land ownership, Japan allows you to register both land and buildings in your personal name through the same Legal Affairs Bureau system used for condos.
This means if you buy a house in a Hiroshima suburb like Asaminami-ku or Higashihiroshima, you hold full title to both the structure and the underlying land, with no leasehold complications or corporate structure requirements.
As of 2026, what other key foreign-ownership rules or limits should I know in Hiroshima?
As of January 2026, the main foreign-buyer rules in Hiroshima relate to reporting requirements rather than ownership restrictions, specifically under Japan's Foreign Exchange and Foreign Trade Act (FEFTA) which can require post-transaction reporting through the Bank of Japan.
Japan does not have foreign ownership quotas for condos or apartments like some countries do, so you won't encounter situations where a building has "reached its foreigner limit" and won't sell to you.
The key reporting requirement for non-residents is that acquisitions may trigger a notification to the Ministry of Finance after the transaction closes, with the specifics depending on your residency status and how the deal is structured.
A significant regulatory change to watch is that in December 2025, Japan's finance minister announced plans to expand reporting rules to cover foreigners buying residential property, with implementation targeted around April 2026, so if you're buying in early 2026, double-check requirements at signing.
What's the biggest ownership mistake foreigners make in Hiroshima right now?
The most common high-cost mistake foreigners make in Hiroshima is confusing "I paid for it" with "I legally own it," because in Japan, ownership only counts when it's properly recorded in the real property registry at the Legal Affairs Bureau.
If you skip proper registration or let someone else temporarily hold title, you can end up in a nightmare situation where you've paid full price but struggle to prove you actually own the property, which can be extremely difficult and expensive to fix later.
Other classic pitfalls in Hiroshima include not coordinating the final payment with the title registration on the same day at closing, not using a qualified judicial scrivener for the registration process, and for non-residents, not setting up a reliable Japan-based contact to receive tax notices and building management communications.
We have made this infographic to give you a quick and clear snapshot of the property market in Japan. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Hiroshima?
Do I need a specific visa to buy property in Hiroshima right now?
You don't need any specific visa to buy property in Hiroshima, and yes, you can technically sign a purchase contract while on a tourist stay since buying property and having permission to stay in Japan are completely separate legal tracks.
However, without local residency, you'll hit practical roadblocks like difficulty opening a Japanese bank account, near-impossibility of getting a mortgage, and challenges handling in-person steps like identity verification at closing.
You generally don't need a Japanese tax ID before buying, but you will need a clean administrative setup soon after since Hiroshima City will send you Fixed Asset Tax and City Planning Tax bills tied to your registered property.
Foreign buyers typically need to present their passport, a notarized signature or registered seal, proof of address in their home country, and often a power of attorney if they can't be present for all steps, with a judicial scrivener usually handling the documentation requirements.
Does buying property help me get residency and citizenship in Hiroshima in 2026?
As of January 2026, buying property in Hiroshima does not help you get residency or citizenship because Japan simply does not have a "buy a home, get a visa" program like some other countries offer.
If you want to live in Hiroshima long-term, you need to qualify through standard immigration pathways like a work visa, spouse visa, investor/business management visa, or other status, and owning property has no impact on these applications.
The pathway to permanent residency in Japan typically requires living in the country for 10 years with proper visa status, or shorter periods if you're married to a Japanese citizen or meet other special conditions, but property ownership is never a factor in the decision.
We give you all the details you need about the different pathways to get residency and citizenship in Hiroshima here.
Can I legally rent out property on my visa in Hiroshima right now?
Your visa status doesn't prevent you from owning a rental property in Hiroshima, but it does affect how your rental income is taxed and administered, with the key distinction being whether you're classified as a resident or non-resident of Japan.
You don't need to live in Japan to rent out your Hiroshima property, but if you're a non-resident, Japan treats your rental income as domestic-source income subject to a 20.42% withholding tax when the rent is paid by a company, with an exception for rent paid by individuals for their own residence.
Most overseas owners in Hiroshima use a local property management company to handle tenanting, maintenance, and the paperwork, and many also appoint a tax representative to receive official notices and manage filings with Japanese tax authorities.
We cover everything there is to know about buying and renting out in Hiroshima here.
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How does the buying process actually work step-by-step in Hiroshima?
What are the exact steps to buy property in Hiroshima right now?
The standard sequence in Hiroshima goes like this: choose a property and confirm what's included, submit an offer through your agent, receive the Important Matters Explanation and sign the contract, pay your deposit, complete financing if needed, then on closing day pay the balance while ownership registration is filed at the Legal Affairs Bureau.
You typically need to be physically present for at least one key step, though many foreign buyers arrange a power of attorney so a judicial scrivener or lawyer can handle identity confirmation and filing on their behalf.
The deal becomes legally binding when you sign the purchase contract and pay the deposit, which is why the Important Matters Explanation beforehand is so critical since it discloses everything you need to know about the property before you commit.
From accepted offer to final registration, most Hiroshima transactions take between 4 to 8 weeks, though this can stretch longer if you're getting a mortgage or dealing with complex documentation as a non-resident.
We have a document entirely dedicated to the whole buying process our pack about properties in Hiroshima.
Is it mandatory to get a lawyer or a notary to buy a property in Hiroshima right now?
Neither a lawyer nor a notary is strictly mandatory in Hiroshima, but in practice you almost always need a judicial scrivener because they're the professionals licensed to prepare and file registration documents at the Legal Affairs Bureau.
The key difference is that Japan doesn't use notaries for property transfers the way Western countries do; instead, the system revolves around the registry, and judicial scriveners are the specialists who handle that filing process, identity verification, and document preparation.
When you hire a judicial scrivener, make sure their scope explicitly includes verifying the seller's authority to sell, preparing all registration documents, and ensuring any existing mortgages are properly discharged at closing so you receive clean title.
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 checks should I run so I don't buy a problem property in Hiroshima?
How do I verify title and ownership history in Hiroshima right now?
The official source for verifying title in Hiroshima is the real property registry maintained by the Legal Affairs Bureau, where you or your judicial scrivener can obtain the official registry record showing current ownership, property description, and any recorded encumbrances.
The key document to request is called the "touki jiko shomeisho" (registry certificate), which confirms who the registered owner is and shows the complete chain of recorded rights on the property.
Most buyers in Hiroshima look back at least 10 to 20 years of ownership history to make sure there are no unusual patterns like frequent transfers, inheritance disputes, or gaps that might signal problems.
A clear red flag that should stop or pause your purchase is finding unresolved inheritance issues, multiple claims to ownership, or any registered right that wasn't disclosed to you, since these can create serious legal complications even after you've paid.
You will find here the list of classic mistakes people make when buying a property in Hiroshima.
How do I confirm there are no liens in Hiroshima right now?
The standard way to confirm there are no liens in Hiroshima is to check the real property registry record, which lists all registered mortgages, pledges, and other encumbrances against the title in a dedicated section.
The most common type of lien you should specifically ask about is an existing mortgage from the seller's bank, which must be formally discharged as part of the closing process before your ownership can be registered free and clear.
The best written proof of lien status is the official registry certificate from the Legal Affairs Bureau, which will show either a clean record or list any outstanding encumbrances, and your judicial scrivener should verify this is clear immediately before closing.
How do I check zoning and permitted use in Hiroshima right now?
To check zoning in Hiroshima, you need to contact Hiroshima City's urban planning department or review the city's zoning maps, which show the designated use category for every parcel within city limits.
The key document is the city planning certificate or zoning map excerpt that shows your property's classification, such as residential, commercial, or mixed-use, along with any height limits, building coverage ratios, or special district designations.
A common pitfall foreigners miss in Hiroshima is not checking condo building rules separately from city zoning, since many condo management associations have their own restrictions on things like renting out units, minimum lease terms, pets, or renovations that can affect your plans.
Buying real estate in Hiroshima can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Hiroshima, and on what terms?
Do banks lend to foreigners for homes in Hiroshima in 2026?
As of January 2026, yes, banks in Japan do lend to foreigners for homes in Hiroshima, but the real dividing line is whether you have residency and income in Japan rather than what passport you hold.
Foreign residents with stable Japan income can typically access loan-to-value ratios of 70% to 90%, while non-residents buying from abroad face much tighter conditions with LTVs often capped at 50% to 60% when financing is available at all.
The single most important eligibility factor is having Japan-based income, ideally from a stable employer, because banks want to see that you can service the loan in yen from local earnings rather than relying on overseas funds or currency conversion.
You can also read our latest update about mortgage and interest rates in Japan.
Which banks are most foreigner-friendly in Hiroshima in 2026?
As of January 2026, the most foreigner-friendly bank option in Japan is SMBC Trust Bank PRESTIA, which explicitly offers English support and publishes monthly housing loan rate sheets; beyond that, some major city banks and Hiroshima-area regional banks will consider foreign residents with strong local income, but availability varies significantly by your profile.
What makes PRESTIA stand out is that they publicly state they accept applications from customers without permanent residency, offer English-language service, and publish transparent rate information, which removes a lot of the guesswork foreign borrowers face elsewhere.
For non-residents trying to buy from abroad, most Japanese banks simply won't lend, and when financing is available at all, it typically comes with larger down payment requirements and more conservative terms than resident borrowers receive.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Hiroshima.
What mortgage rates are foreigners offered in Hiroshima in 2026?
As of January 2026, foreign residents with strong Japan income and permanent residency can expect variable rates roughly between 0.6% and 1.4%, while those without PR typically see 0.9% to 2.0% variable, and non-residents buying from abroad may face 1.8% to 3.5% or higher when financing is available.
Fixed-rate mortgages in Japan generally run about 1 to 1.5 percentage points higher than variable rates, so a foreign resident with PR might see fixed options around 1.6% to 2.7% for multi-year fixed periods, while borrowers with weaker profiles pay premiums on top of that.
We made this infographic to show you how property prices in Japan compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Hiroshima?
What are the total closing costs as a percent in Hiroshima in 2026?
For most buyers in Hiroshima in 2026, total closing costs run about 7% to 10% of the purchase price for resale properties like used condos or existing houses.
New builds from developers typically cost more, around 9% to 12%, because consumption tax applies to the building portion and developer fee structures can add extra costs.
The specific categories that make up closing costs in Hiroshima include agent/broker fees, registration taxes, stamp duty, judicial scrivener fees, and the real estate acquisition tax that arrives as a bill a few months after closing.
The single biggest contributor is usually the combination of agent fees and registration-related taxes, with agent commissions alone capped at around 3% plus 60,000 yen plus consumption tax for most transaction sizes.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Hiroshima.
What annual property tax should I budget in Hiroshima in 2026?
As of January 2026, most property owners in Hiroshima should budget roughly 0.2% to 0.6% of market value per year for combined Fixed Asset Tax and City Planning Tax, which works out to around 100,000 to 300,000 yen (about 650 to 2,000 USD or 600 to 1,850 EUR) for a typical owner-occupied condo or house.
These taxes are calculated as a percentage of the assessed value set by Hiroshima City, and since assessed values are typically set well below actual market prices, your effective rate on what you paid is lower than the nominal statutory rates might suggest.
How is rental income taxed for foreigners in Hiroshima in 2026?
As of January 2026, non-resident foreigners earning rental income from Hiroshima property face a 20.42% withholding tax rate on most rental payments, particularly when the tenant is a company, though an exception applies when rent is paid by an individual for their own residence.
The basic requirement for non-resident landlords is that the withholding happens at the source, meaning your tenant or property manager deducts the tax before paying you, and you may need to appoint a tax representative in Japan to handle filings and official correspondence with tax authorities.
What insurance is common and how much in Hiroshima in 2026?
As of January 2026, typical annual insurance premiums for a standard home policy in Hiroshima range from about 30,000 to 120,000 yen (roughly 200 to 800 USD or 185 to 740 EUR), depending on coverage level, building type, and whether you add earthquake insurance.
The most common coverage owners carry is fire insurance, which despite its name covers a range of risks including fire, lightning, windstorm, and water damage, and is often required by mortgage lenders as a condition of the loan.
The biggest factor that moves premiums higher or lower in Hiroshima is whether you include earthquake insurance as an add-on, which is particularly relevant in Japan's seismic environment and can significantly increase your total cost depending on coverage limits.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Hiroshima, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Ministry of Justice Japan | It's the ministry responsible for Japan's real property registration system. | We used it to explain what ownership means in Japan and how title is legally proven. We also structured the buying process around their registration framework. |
| Hiroshima City Official Site | It's the actual municipal tax authority for Hiroshima City. | We used it to anchor annual property tax information specific to Hiroshima. We also verified local administrative requirements against their documentation. |
| National Tax Agency Japan | It's Japan's national tax authority with official English guidance. | We used it to confirm how rental income is taxed for non-residents. We also clarified the 20.42% withholding mechanism and its exceptions. |
| Bank of Japan | It's Japan's central bank and primary source for interest rate data. | We used it to ground the mortgage rate environment for 2026. We then cross-referenced consumer-facing rates from banks against this backdrop. |
| SMBC Trust Bank PRESTIA | It's a major bank serving international clients with published product terms. | We used it to identify foreigner-friendly mortgage options and eligibility requirements. We also referenced their January 2026 rate sheet for current pricing. |
| Ministry of Foreign Affairs Japan | It's Japan's official foreign ministry and entry point for visa guidance. | We used it to separate property buying rights from immigration status. We also clarified that property ownership doesn't affect visa eligibility. |
| Ministry of Finance (FEFTA) | It's the governing statute for foreign transaction controls in Japan. | We used it to explain reporting requirements that apply to foreign buyers. We also framed why non-resident acquisitions can trigger notifications. |
| Reuters | It's a global wire service with strong coverage of regulatory announcements. | We used it to report on the December 2025 policy announcement about expanded reporting rules. We treated it as announced direction, not yet implemented. |
| Japanese Law Translation Portal | It's the government's official platform for translated Japanese laws. | We used it to verify that brokerage activity is regulated by statute. We also paired legal requirements with common market practices. |
| DLA Piper REALWORLD | It's a major international law firm's reference guide for Japan property. | We used it to cross-check acquisition tax categories and standard rates. We then anchored Hiroshima-specific details to local government sources. |
| Ministry of Finance (FDI Overview) | It's an official MoF publication on Japan's foreign investment framework. | We used it to corroborate that Japan monitors certain foreign transactions. We also kept the article accurate on economic security context. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Japan. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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