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
Yes, foreigners can legally own freehold land in Japan in 2026, making it one of the most open real estate markets in Asia for international buyers.
Japan does not require residency, a specific visa, or marriage to a local citizen for you to purchase residential property.
We constantly update this blog post to reflect the latest rules and market conditions in Japan.
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 Japan.
Insights
- Japan has no general nationwide ban on foreign land ownership, but purchases near military bases or remote islands may trigger monitoring under the Important Land Use Regulation Act passed in 2021.
- Closing costs for residential property in Japan typically range from 7% to 10% of the purchase price, including a 3% real estate acquisition tax, registration fees, and brokerage commissions.
- Land and buildings are legally separate assets in Japan, meaning you can own a house on leased land or buy a condo with shared ownership of the underlying plot.
- Foreigners buying from abroad often need a signature certificate from a Japanese consulate because Japan's registry system requires verified identity documents for ownership registration.
- Agricultural land in Japan requires special permission and active farming use, so foreign buyers looking at rural properties must confirm whether any part of the parcel is classified as farmland.
- The standard annual property tax in Japan is 1.4% of the assessed value (not market price), plus an additional 0.3% city planning tax in designated urban zones.
- A typical residential purchase in Japan takes 4 to 8 weeks from accepted offer to closing without a mortgage, or 6 to 12 weeks if financing is involved.
- Tokyo neighborhoods like Hiroo, Azabu-Juban, and Ebisu are popular among foreign buyers because condo purchases there avoid the boundary and access complications common with rural land.
- Nominee ownership arrangements, where a local holds title on behalf of a foreigner, are a common grey-area trap in Japan that can result in losing the property entirely if the relationship breaks down.
Can a foreigner legally own land in Japan right now?
Can foreigners own land in Japan in 2026?
As of early 2026, Japan has no general nationwide ban preventing foreign individuals from buying and owning freehold residential land outright.
There are no blanket land ownership bans for foreigners in Japan, but the Important Land Use Regulation Act of 2021 allows the government to monitor and regulate land use near sensitive facilities like military bases and on designated remote islands.
If you cannot or prefer not to buy a particular plot of land in Japan, the closest legal alternatives are purchasing a condominium unit (which includes shared ownership of underlying land) or entering a long-term land lease while owning the building.
Japan's foreign ownership rules do not operate as a nationality blacklist, meaning restrictions are based on land location and type rather than the buyer's country of origin.
Can I own a house but not the land in Japan in 2026?
As of early 2026, Japan's legal framework explicitly allows land and buildings to be registered as separate properties, so foreigners can own a house or structure independently from the underlying land.
When you own a building but not the land in Japan, your ownership is recorded in the real property registry, which serves as your official title document proving you hold rights to the structure.
If you own a house on leased land in Japan and the land lease expires, your building ownership typically remains valid, but you would need to negotiate a lease renewal, purchase the land, or potentially remove the structure depending on the lease terms.
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.
Do rules differ by region or city for land ownership in Japan right now?
The basic rule that foreigners can own land in Japan applies nationwide, but implementation details like notification thresholds and city planning taxes vary by municipality and designated zone type.
Areas near Self-Defense Force bases, coastlines, and remote islands in Japan may be designated as monitored or special monitored zones under national security land-use rules, which can require additional notifications and compliance steps.
These regional differences exist in Japan because local governments implement national laws according to their area's urban planning designations, and the central government applies security-related restrictions based on specific facility locations.
We cover a lot of different regions and cities in our pack about the property market in Japan.
Can I buy land in Japan through marriage to a local in 2026?
As of early 2026, marriage to a Japanese citizen is not required for foreigners to buy or own land in Japan, and being married does not grant any special land ownership rights you would not already have as a foreigner.
If a foreign spouse purchases land through or jointly with a Japanese partner in Japan, both parties should have clear documentation of ownership shares and consider a formal agreement covering inheritance and divorce scenarios.
In the event of divorce in Japan, property division follows the family court process, and a foreign spouse's interest in jointly held land would be subject to negotiation or court determination based on the registered ownership and contributions.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Japan.
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.
What eligibility and status do I need to buy land in Japan?
Do I need residency to buy land in Japan in 2026?
As of early 2026, Japan does not require foreigners to have residency status to purchase residential land or property.
No specific visa or residence permit is required to complete a land transaction in Japan, meaning tourists and non-residents can legally buy property during a short visit or even remotely.
Foreigners can buy land in Japan remotely without being physically present by appointing a real estate agent and a judicial scrivener (shiho shoshi) to handle the transaction, though you will need to provide identity documents such as a signature certificate from a Japanese consulate.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Japan here.
Do I need a local tax number to buy lands in Japan?
Japan does not require foreigners to obtain a tax identification number before purchasing land, unlike some countries where a tax ID is a prerequisite for any property transaction.
If you need to file taxes or receive official communications in Japan, you may eventually need a My Number (individual number) or register with the tax office, but this typically happens after purchase when setting up ongoing tax payments rather than before closing.
Opening a local bank account in Japan is not strictly required to buy land, but it makes settlement payments and ongoing property tax payments significantly easier, especially if you plan to own the property long-term.
Is there a minimum investment to buy land in Japan as of 2026?
As of early 2026, Japan has no national minimum investment amount required for foreigners to purchase residential land or property.
While there is no legal minimum threshold, transaction costs and taxes (typically 7% to 10% of purchase price) can make very small purchases economically inefficient, and banks may impose their own minimums if you seek mortgage financing in Japan.
Are there restricted zones foreigners can't buy in Japan?
Japan's restricted zone concept under the Important Land Use Regulation Act focuses on monitoring and regulating land use rather than outright banning foreign purchases, with designated areas around Self-Defense Force bases, coast guard facilities, and remote border islands.
The specific types of zones that may trigger additional requirements for buyers in Japan include areas within approximately 1 kilometer of important defense facilities, designated remote islands near national borders, and other sites identified as critical infrastructure.
To verify whether a specific plot falls within a restricted zone in Japan, buyers should ask their judicial scrivener or real estate agent to check with the relevant municipal government or consult the Cabinet Office's published list of designated monitored areas.
Can foreigners buy agricultural, coastal or border land in Japan right now?
The legal status for foreigners seeking to purchase agricultural, coastal, or border land in Japan varies significantly by land type, with agricultural land being the most restricted and ordinary coastal property being generally accessible.
Agricultural land (farmland) in Japan requires permission from the local Agricultural Commission and typically mandates that the buyer will actively farm the land, making it essentially off-limits for lifestyle or investment purchases by foreigners who do not intend to farm.
Coastal land in Japan is generally purchasable by foreigners without special restrictions, unless the specific parcel falls within a designated monitored zone under the Important Land Use Regulation Act due to proximity to coast guard or defense facilities.
Land near national borders in Japan, particularly on remote islands, may be designated as monitored or special monitored areas, requiring notification and potentially subjecting the buyer to recommendations or orders if the government determines the intended use could affect national security.
Get fresh and reliable information about the market in Japan
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What are the safest legal structures to control land in Japan?
Is a long-term lease equivalent to ownership in Japan right now?
A long-term lease in Japan provides strong legal protection and practical control but is not identical to freehold ownership because you hold usage rights rather than the underlying land title itself.
Lease terms in Japan can extend for decades depending on the contract type, with some leasehold arrangements offering renewal rights that can effectively extend control indefinitely if properly negotiated and documented.
Foreigners can typically sell, transfer, or bequeath their lease rights in Japan if the lease contract permits assignment, though some leases require landlord consent for transfers, making it essential to review these terms before signing.
Can I buy land in Japan via a local company?
Foreigners can legally purchase land in Japan through a locally registered company (kabushiki kaisha or godo kaisha), and there are no restrictions on foreign ownership percentage of such companies.
A foreign-owned company in Japan can hold 100% of the shares and still legally own land, though for individual amateur buyers purchasing one home, the added complexity of company formation, accounting, and annual compliance often outweighs the benefits compared to buying personally.
What "grey-area" ownership setups get foreigners in trouble in Japan?
Grey-area ownership arrangements are relatively common among foreigners in Japan who try to simplify paperwork or avoid perceived complexity, but these setups carry significant legal and financial risks.
The most common grey-area structures in Japan include nominee ownership (putting property in a local friend's or partner's name with a private side agreement), skipping proper registration to save fees, and buying restricted farmland without required permissions.
If Japanese authorities or courts discover an illegal ownership structure, consequences can include the arrangement being declared void, loss of the property to the registered owner, inability to enforce your claimed rights, and in some cases fines or legal penalties.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Japan.
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.
How does the land purchase process work in Japan, step-by-step?
What are the exact steps to buy land in Japan right now?
The step-by-step process for a foreigner to buy land in Japan typically involves: selecting a property, verifying the title through the registry, engaging a real estate agent and judicial scrivener, receiving formal disclosures, signing the sales contract with deposit, completing settlement with full payment and tax payments, and finally having the judicial scrivener register your ownership at the Legal Affairs Bureau.
A typical residential land purchase in Japan takes 4 to 8 weeks from accepted offer to closing if paying cash, or 6 to 12 weeks if mortgage financing or complex due diligence is involved.
Key documents you will sign during a land purchase in Japan include the sales contract (which triggers stamp duty), identity verification forms for registration (potentially including a consular signature certificate if you lack Japanese residence documents), and any power of attorney if you are buying remotely.
What scams are common when it comes to buying land in Japan right now?
What scams target foreign land buyers in Japan right now?
Land scams targeting foreigners in Japan are less common than in some countries due to the robust registry system, but they do occur, particularly in hot tourist and resort markets like Niseko, Hakuba, and Okinawa where foreign demand is high.
The most common scams targeting foreign land buyers in Japan include fake seller identity fraud, properties with hidden liens or mortgages, unbuildable land sold as buildable (due to farmland classification or lack of road access), and high-pressure sales tactics that rush buyers past due diligence.
The top warning signs of a fraudulent land deal in Japan are: pressure to sign or pay before you can verify the registry, a price dramatically below official land value benchmarks, and a seller unwilling to let you independently confirm ownership through a judicial scrivener.
Foreigners who fall victim to land scams in Japan can pursue civil litigation through Japanese courts, though recovery can be difficult and expensive, making prevention through proper verification far more effective than trying to recover losses afterward.
We cover all these things in length in our pack about the property market in Japan.
How do I verify the seller is legit in Japan right now?
The best method for a foreign buyer to verify seller legitimacy in Japan is to have a judicial scrivener pull the official real property registry certificate and match the seller's identity documents against the registered owner's name and address.
To confirm the land title is clean in Japan, you should review the registry's rights section, which shows the current owner and any registered encumbrances, ensuring no disputes or competing claims exist.
Checking for existing liens, mortgages, or debts on land in Japan is done through the same registry certificate, which lists all registered security interests, and you should also request proof that property taxes and any condo management fees are current.
The most essential professional for verifying seller legitimacy in Japan is a judicial scrivener (shiho shoshi), who specializes in property registration and can conduct official registry searches, verify identity documents, and ensure proper title transfer.
How do I confirm land boundaries in Japan right now?
The standard procedure for confirming land boundaries before purchase in Japan involves reviewing the registered survey map (chiseki-zu) and boundary records, then potentially conducting a physical boundary confirmation with adjacent landowners.
Official documents to verify land boundaries in Japan include the cadastral map filed with the registry office, any existing boundary agreement documents (kyokai kakunin-sho), and the property's registered measurements showing area and dimensions.
Hiring a licensed land surveyor (tochi kaoku chosashi) in Japan is strongly recommended rather than strictly required, especially for rural parcels, irregular shapes, or any property where boundary markers are unclear or missing.
Common boundary-related problems foreign buyers encounter in Japan include discovering the actual land area is smaller than registered, finding that access roads are privately owned by neighbors, and learning that boundary agreements with adjacent owners were never properly documented.
Buying real estate in Japan 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.
What will it cost me, all-in, to buy and hold land in Japan?
What purchase taxes and fees apply in Japan as of 2026?
As of early 2026, the total purchase taxes and fees for land transactions in Japan typically range from 7% to 10% of the purchase price (approximately 50,000 to 75,000 yen per 1 million yen of property value, or roughly $3,500 to $5,000 USD per $50,000 USD spent).
Closing costs for residential land purchases in Japan generally fall between 7% and 10% for resale properties with an agent, or 5% to 8% if no brokerage commission applies, such as some new-build or direct sales.
The main individual taxes and fees in Japan include: real estate acquisition tax (typically 3% on land), registration and license tax (varies by property type and special measures), stamp duty on the contract (based on contract value), brokerage commission (up to 3% plus 60,000 yen plus tax), and judicial scrivener fees for registration work.
These taxes and fees in Japan do not differ for foreign buyers compared to local buyers, as the same rates and rules apply regardless of nationality.
What hidden fees surprise foreigners in Japan most often?
Hidden or unexpected fees in Japan typically add an extra 0.5% to 2% beyond what buyers initially budget, with surprises often totaling 250,000 to 1,000,000 yen ($1,700 to $6,700 USD, or 1,600 to 6,400 EUR) on a typical residential purchase.
The top hidden fees that foreigners overlook in Japan include: the gap between assessed value and market price for tax calculations (your taxes may be based on a different number than your purchase price), city planning tax in urban zones (an additional 0.3% annually), consular signature certification costs (if buying without Japanese residence), and condo building reserves and management fees that can be substantial.
These hidden fees in Japan typically appear at different stages: assessed value surprises emerge when acquisition tax bills arrive weeks after closing, city planning tax shows up in your first annual property tax bill, and consular fees hit during the contract preparation phase.
Foreign buyers can protect themselves from unexpected fees in Japan by requesting a detailed written cost estimate from their judicial scrivener and agent before signing, specifically asking about city planning tax applicability, and budgeting an extra 1% to 2% beyond quoted closing costs.
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 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 Japan, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Cabinet Office Important Land Use Portal | Official Japanese government portal for national security land-use rules. | We used it to explain monitoring rules near sensitive facilities and remote islands. We also used it to clarify what the law does and does not prohibit for foreign buyers. |
| Ministry of Justice Registry Overview | Government ministry responsible for Japan's property registration system. | We used it to explain why registration is the key to ownership in Japan. We also used it to describe what information the registry records. |
| Real Property Registration Act Translation | Official government translation of Japan's core registration law. | We used it to confirm which offices handle registrations. We used it to ground our process descriptions in actual statute. |
| JETRO Tax Guidance | Government-affiliated organization providing standardized tax information for investors. | We used it for the standard fixed asset tax and city planning tax rates. We used it to anchor our holding cost estimates. |
| Consulate-General of Japan (LA) | Official Japanese consular guidance on documents for property registration. | We used it to explain signature certificate requirements for non-resident buyers. We used it to guide preparation for buying from abroad. |
| National Land Use Planning Act Translation | Official translation of Japan's land transaction notification framework. | We used it to explain land transaction notification requirements. We used it to emphasize that rules vary by area designation. |
| DLA Piper REALWORLD | Major international law firm's structured jurisdiction guide. | We used it to verify acquisition tax rates used in practice. We used it as a professional cross-reference for our tax estimates. |
| PLAZA HOMES | Established Tokyo brokerage publishing transparent cost breakdowns. | We used it to translate formal taxes into a real-world buyer checklist. We used it to verify closing cost percentages. |
| Housing Japan | Major English-language brokerage with detailed buyer guides. | We used it to cross-check typical buyer costs. We used it to identify common issues foreigners encounter. |
| Kanazawa City Tax Guide | Official municipal taxpayer guide showing assessment procedures. | We used it to explain how assessed values are determined. We used it to set expectations for annual tax bills. |
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