What documents needed to buy property in Japan?

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

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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.

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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.

What ID do I need to show as a foreign buyer in Japan?

As a foreign buyer in Japan, you must present a valid, unexpired passport as your primary identification document.

Your passport serves as the baseline ID requirement for all property transactions, regardless of whether you're a resident or non-resident. Japanese banks, real estate agents, and government offices will request your passport throughout the purchasing process.

The passport must be current and valid for the entire duration of the property purchase process, which typically takes 1-3 months from initial offer to closing.

Do I need my passport or also a Japanese residence card?

You need both your passport and Japanese residence card if you're living in Japan, but only a passport if you're a non-resident buyer.

Japanese residents holding work visas, long-term resident status, or permanent residency must provide their residence card (在留カード) alongside their passport. This card proves your legal status to remain in Japan and is required by banks for mortgage applications.

Non-resident buyers don't need a residence card but may need to provide a notarized affidavit from their home country's embassy or a certified notary validating their identity and legal capacity to purchase property.

Banks and legal offices may require both documents if you're a resident to confirm your legal status and ability to maintain the property long-term.

What proof of income or employment do I have to prepare?

You need to prepare your last three months of payslips, one to three years of tax returns, and an employment verification letter from your current employer.

The payslips must show consistent income and should be recent, ideally from the three months immediately preceding your property purchase application. Tax returns demonstrate your annual income stability and are particularly important if you're applying for a mortgage.

Your employment verification letter should specify your job title, monthly or annual salary, employment start date, and employment type (permanent, contract, or part-time). This letter should be on official company letterhead and signed by your HR department or direct supervisor.

Japanese banks may also request a Withholding Tax Statement (源泉徴収票, gensen-choshusho) if you're employed by a Japanese company, as this document provides detailed tax and income information in a format familiar to Japanese financial institutions.

Do Japanese banks require tax returns or payslips if I apply for a mortgage?

Japanese banks require both tax returns and payslips when you apply for a mortgage, along with additional documentation to verify your financial stability.

Document Type	Timeframe Required	Purpose
Payslips	Last 3 months	Verify current monthly income and employment status
Tax Returns	1-3 years	Confirm annual income stability and tax compliance
Bank Statements	3-6 months	Show savings, spending patterns, and financial behavior
Employment Letter	Current (within 30 days)	Verify job security and salary details
Withholding Tax Statement	Most recent year	Japanese-format income verification (if applicable)
Health Insurance Card	Current	Verify resident status and employment benefits

Do I need a Japanese bank account to complete the property purchase?

A Japanese bank account is strongly preferred and often required to complete a property purchase, especially if you're financing the purchase or need to transfer large sums domestically.

Most Japanese banks and real estate transactions require domestic bank transfers for deposits, down payments, and closing costs. International wire transfers can be expensive and may face delays or complications that could jeopardize your purchase timeline.

If you're applying for a Japanese mortgage, having a local bank account is typically mandatory as lenders need to verify your banking relationship and financial behavior within Japan's banking system.

For cash purchases, some sellers and agents may accept international transfers, but having a Japanese account significantly simplifies the process and reduces transaction fees.

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

What documents confirm that I have enough funds for the down payment and purchase?

You need recent bank statements covering three to six months that clearly show sufficient funds for your down payment, closing costs, and additional reserves.

The bank statements must demonstrate that you have at least 20-30% of the property value available as a down payment, plus additional funds to cover closing costs, taxes, and legal fees. These typically add another 5-8% of the property value to your required funds.

Japanese lenders and sellers want to see that these funds have been in your account for several months, not recently deposited, to prove the money's legitimate source and your financial stability.

If funds are coming from multiple sources, you may need additional documentation such as investment account statements, savings certificates, or gift letters if family members are contributing to your purchase.

Do I need a certificate of seal impression or can I just sign documents as a foreigner?

Japanese residents need a certificate of seal impression (inkan toroku shomeisho) if they have registered a personal seal (hanko), while non-residents can typically sign documents but may need notarized affidavits instead.

If you're a resident and have registered a hanko (personal seal) with your local municipal office, you must use this seal for official documents and provide the corresponding seal impression certificate to verify its authenticity.

Non-residents who haven't registered a hanko can sign documents with their signature, but many transactions require notarized affidavits confirming their identity and legal capacity to enter contracts.

Some Japanese institutions prefer the traditional hanko system even for foreigners, so check with your real estate agent about whether registering a hanko would simplify your transaction process.

What official property documents should the seller provide me before signing?

The seller must provide you with the title deed, land registry certificate, draft purchase agreement, and the "Explanation of Important Matters" document before you sign any contracts.

1. **Title Deed (権利証, kenrisho)** - Proves the seller's legal ownership and reveals any liens or encumbrances on the property2. **Land Registry Certificate (登記簿謄本, tokibo tohon)** - Official government record showing current ownership, property boundaries, and legal restrictions3. **Draft Purchase Agreement** - Outlines all terms including price, payment schedule, contingencies, and closing timeline4. **Explanation of Important Matters (重要事項説明書, juyo jiko setsumeisho)** - Legal document prepared by licensed agents explaining property risks, regulations, and buyer rights5. **Property Survey Documents** - Shows exact property boundaries, measurements, and any boundary disputes6. **Building Plans and Permits** - For constructed properties, shows legal building compliance and any approved modifications

Review these documents carefully with a qualified translator or bilingual real estate professional, as they contain critical information about your rights and responsibilities as the new owner.

Do I need to submit a real estate sales contract in Japanese or also in English?

The official real estate sales contract must be in Japanese, as this is the only legally binding version recognized by Japanese courts and government offices.

While many real estate agencies provide English translations of contracts for foreign buyers' convenience, these translations serve only as reference documents and have no legal standing.

You should insist on receiving both the Japanese original and an accurate English translation, then have a qualified bilingual professional review both versions to ensure they match exactly.

Any disputes or legal proceedings will be based solely on the Japanese contract, so understanding its contents through professional translation is crucial before signing.

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 documents must be notarized or certified for the transaction to be valid?

Non-residents must notarize identity affidavits and power of attorney documents, while residents may need seal impression certificates and employment verification notarized.

Identity affidavits for non-residents must be notarized by a certified notary in their home country or by their country's embassy/consulate in Japan. These documents verify the buyer's identity and legal capacity to purchase property.

Power of attorney documents allowing someone else to act on your behalf during closing must be notarized and may require additional consular authentication depending on your home country's requirements.

Some banks require employment verification letters and income documents to be notarized, particularly for foreign borrowers, to ensure their authenticity.

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

Do I need to provide any documents for property registration at the Legal Affairs Bureau?

You must submit the signed sales contract, buyer identification documents, proof of payment, property transfer forms, and any required notarized documents to the Legal Affairs Bureau for official property registration.

Document Category	Specific Documents	Purpose
Purchase Agreement	Signed Japanese sales contract	Legal basis for ownership transfer
Buyer ID	Passport, residence card, or notarized affidavit	Verify buyer's identity and legal status
Payment Proof	Bank transfer receipts, deposit confirmations	Confirm financial transaction completion
Transfer Forms	Property registration transfer application	Official request for ownership change
Certified Documents	Notarized affidavits, power of attorney	Legal validation of transaction authority
Title Documents	Previous owner's title deed, registry certificate	Establish clear property ownership chain

What paperwork will I need at closing day to officially transfer the property under my name?

On closing day, you need your passport and/or residence card, signed purchase agreement, proof of payment, and any notarized documents required for the specific transaction.

1. **Primary identification** - Valid passport for all buyers, plus residence card if you're a Japan resident2. **Notarized affidavit** - Required for non-residents to verify identity and legal capacity3. **Signed purchase agreement and transfer forms** - All documents must be completely executed4. **Proof of payment** - Bank transfer receipts, deposit confirmations, and closing cost payments5. **Seal impression certificate** - If you're a resident who has registered a hanko for the transaction6. **Power of attorney documents** - If you're not personally attending closing, properly notarized and authenticated7. **Translation certifications** - For any foreign documents that have been translated into Japanese

All documents must be organized and readily available, as the closing process requires immediate submission to the Legal Affairs Bureau for official ownership transfer registration.

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

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. Meiji Investment - Property Purchase Documentation
2. Go Go Nihon - Buying Property in Japan as a Foreigner
3. Wise - Buying Property in Japan
4. Juwai Asia - Japan Property Purchase Guide
5. Tokyo Portfolio - Can Foreigners Buy a Home in Japan
6. Century 21 Japan - Housing Loan Application Guide
7. Wise - Mortgage in Japan
8. Immigration Lawyer Japan - Property Ownership Procedures