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
Japan in 2026 remains one of the safest, most well-organized countries in the world for expats, offering exceptional public transit, healthcare access, and everyday convenience that few places can match.
However, living costs have risen noticeably since 2022, with food prices up nearly 7% in 2025, so the "cheap Japan" reputation no longer applies to daily life.
We constantly update this blog post with fresh data and new insights as things change 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.
Is Japan a good place to live in 2026?
Is quality of life getting better or worse in Japan in 2026?
As of early 2026, quality of life in Japan is stable overall, with daily systems like transit, safety, and healthcare continuing to function at a very high level, but household budgets feel tighter due to persistent inflation.
The factor that has improved most noticeably in Japan over the past two to three years is wage growth momentum, with over 90% of companies raising salaries in 2024 and labor shortages putting upward pressure on pay across multiple sectors, which is a shift from decades of stagnant wages.
On the flip side, food prices in Japan remain a persistent challenge, with grocery costs rising nearly 7% year-over-year in 2025 and rice prices hitting headlines due to climate-related harvest disruptions, making everyday shopping feel more expensive than expats might expect.
Are hospitals good in Japan in 2026?
As of early 2026, hospitals in Japan deliver clinical care that is generally on par with or exceeds Western European and North American standards, especially in major cities where you can find world-class facilities with advanced medical technology.
Expats in Japan most commonly recommend hospitals like St. Luke's International Hospital in Tokyo's Chuo ward, National Center for Global Health and Medicine in Shinjuku, and University of Tokyo Hospital in Bunkyo, all of which have English-speaking staff or international patient services.
A standard doctor consultation in Japan under public insurance costs around 2,000 to 5,000 yen out-of-pocket (roughly $14 to $35 USD or 13 to 32 EUR), with the actual fee depending on whether tests or prescriptions are added, since you typically pay 30% of the scheduled medical fee.
Private health insurance is not strictly necessary if you are enrolled in Japan's public health system, but many expats add private coverage for English concierge support, broader overseas coverage, or access to private rooms at top hospitals.
Are there any good international schools in Japan in 2026?
As of early 2026, Japan has several dozen well-established international schools, with the highest concentration and quality found in the Tokyo-Yokohama corridor and the Kansai region around Osaka, Kobe, and Kyoto.
The most reputable international schools among expat families in Japan include Tokyo International School, Yokohama International School, and Canadian Academy in Kobe, all of which offer IB or other internationally recognized curricula with strong track records.
Annual tuition at international schools in Japan typically ranges from 2 million to 3.5 million yen per year (roughly $14,000 to $24,000 USD or 12,500 to 22,000 EUR), plus one-time enrollment fees and development levies that can add another 500,000 to 1 million yen upfront.
Waitlists for the most in-demand international schools in Tokyo can be a real constraint, especially at popular entry grades, so expat families should start applications 6 to 12 months ahead, and while Japanese public schools are academically strong, the language of instruction is Japanese, which may not suit all expat children.
Is Japan a dangerous place in 2026?
As of early 2026, Japan remains one of the safest countries in the world for residents and expats, with extremely low rates of violent crime and homicide rates well below most developed nations.
The most common safety concerns expats should be aware of in Japan are not street crime but rather online scams, recruitment into shady "high-pay" part-time job schemes, and in certain nightlife areas like parts of Kabukicho or Roppongi, aggressive touts or overpriced bar scams that can cause financial harm rather than physical danger.
Neighborhoods generally considered safest for expats in Japan include Tokyo's Minato-ku (Azabu, Hiroo), Shibuya-ku (Ebisu, Daikanyama), Meguro-ku (Nakameguro), Setagaya-ku (Futako-Tamagawa), and family-friendly areas like Toyosu in Koto-ku, as well as Yokohama's Yamate and Motomachi districts.
Women can generally live alone safely in Japan, including traveling on late-night trains, and while common-sense precautions apply everywhere, Japan's low crime rates and well-lit, well-policed urban areas make it one of the better countries for solo female expats.
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How much does everyday life cost in Japan in 2026?
What monthly budget do I need to live well in Japan in 2026?
As of early 2026, a single person in Japan needs around 320,000 to 450,000 yen per month (roughly $2,200 to $3,100 USD or 2,000 to 2,800 EUR) to live comfortably in Tokyo, while costs drop to 250,000 to 350,000 yen in Osaka or Yokohama and 220,000 to 320,000 yen in regional cities like Fukuoka or Sapporo.
For a modest but decent lifestyle in Japan, a single person can manage on around 160,000 to 200,000 yen per month (roughly $1,100 to $1,400 USD or 1,000 to 1,250 EUR) if they choose a smaller apartment outside central areas, cook at home, and limit dining out.
A more comfortable or upscale lifestyle in Japan, including a central apartment, regular dining out, domestic travel, and hobbies, typically requires 400,000 to 550,000 yen per month for a single person (roughly $2,750 to $3,800 USD or 2,500 to 3,450 EUR), with couples and families needing proportionally more.
Housing is by far the largest expense category in Japan, especially in Tokyo where rents for a typical 1K apartment in the 23 wards now average around 100,000 yen per month, and this single line item often determines whether your budget feels tight or comfortable.
What is the average income tax rate in Japan in 2026?
As of early 2026, a typical middle-income employee in Japan can expect roughly 20% to 30% of their gross salary to go toward a combined burden of national income tax, local resident tax (about 10%), and social insurance contributions (health, pension, unemployment), with the exact percentage rising as income increases.
Japan's national income tax uses progressive brackets ranging from 5% on the first portion of taxable income up to 45% for income over 40 million yen, plus a 2.1% reconstruction surtax applied to your income tax, and when you add the flat 10% resident tax, the top marginal rate reaches nearly 56% for very high earners.
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 kind of foreigners actually live in Japan in 2026?
Where do most expats come from in Japan in 2026?
As of early 2026, the top countries of origin for foreign residents in Japan are China, Vietnam, South Korea, the Philippines, and Brazil, with significant communities also from Nepal, Indonesia, and various Western countries concentrated in major urban areas.
Japan's foreign resident population reached a record 3.77 million at the end of 2024, representing about 3% of the total population, and this number has been growing steadily as Japan addresses labor shortages across multiple industries.
Expats from nearby Asian countries are drawn to Japan primarily for employment opportunities in manufacturing, healthcare, hospitality, and IT, while the established Brazilian community traces back to labor recruitment in the 1990s, and Western expats often come for corporate transfers, teaching, or tech roles.
The expat population in Japan is predominantly working professionals and students rather than retirees or digital nomads, though the new digital nomad visa launched in 2024 is starting to attract remote workers with high incomes who want to experience Japan for up to six months.
Where do most expats live in Japan in 2026?
As of early 2026, expats in Japan concentrate in Tokyo's Minato-ku (neighborhoods like Azabu-Juban, Hiroo, Roppongi), Shibuya-ku (Ebisu, Daikanyama), Meguro-ku (Nakameguro), Setagaya-ku (Futako-Tamagawa), and the bay area of Koto-ku (Toyosu), with secondary clusters in Yokohama (Motomachi, Yamate, Minato Mirai), Osaka (Kita, Nishi, Tennoji), and Fukuoka (Tenjin, Daimyo).
These neighborhoods attract expats in Japan because they combine good English-language services, proximity to international schools and hospitals, easy transit access, and a higher density of restaurants and shops accustomed to non-Japanese customers, which reduces the daily friction of navigating language barriers.
Emerging neighborhoods in Japan that are starting to attract more expats include Toyosu and other bay-area developments in Tokyo that offer newer tower apartments at relatively lower prices, as well as Fukuoka's central districts, which combine urban convenience with significantly lower costs than Tokyo and a fast-growing local economy.
Are expats moving in or leaving Japan in 2026?
As of early 2026, Japan is experiencing a net inflow of expats, with the foreign resident population hitting record highs in 2024 and continuing to grow as the country actively recruits workers to fill structural labor shortages.
The main factor driving expats to move to Japan right now is the combination of employment opportunities in sectors facing worker shortages (IT, healthcare, manufacturing, hospitality) along with Japan's unique appeal of safety, infrastructure quality, and cultural richness that few other destinations can match.
The main factor causing some expats to leave Japan recently is the persistent language barrier for non-Japanese speakers, combined with rising living costs (especially food and housing) and the challenge of navigating bureaucratic systems that remain heavily paper-based and Japanese-language dependent.
Compared to similar destinations in the region like South Korea or Singapore, Japan's expat population growth has been strong but less dramatic in percentage terms, though Japan's absolute numbers are larger, and the government's new visa pathways suggest the inflow will continue accelerating.
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What paperwork do I need to move to Japan in 2026?
What visa options are popular in Japan in 2026?
As of early 2026, the three most popular visa types for expats moving to Japan are the Engineer/Specialist in Humanities/International Services visa (the standard work visa for professionals), the Highly Skilled Professional visa (a points-based fast-track option), and the Student visa, which many use as a pathway into employment.
The most commonly used expat visa in Japan, the Engineer/Specialist visa, requires a bachelor's degree (or about 10 years of relevant work experience), a job offer from a Japanese employer who sponsors your Certificate of Eligibility, and work duties that match the visa category.
Japan launched a Digital Nomad visa in 2024 that allows remote workers from visa-exempt countries to stay up to six months, but it requires proof of annual income over 10 million yen (about $69,000 USD) and private health insurance, and it cannot be renewed or converted to other visa types.
Most work visas in Japan are initially granted for one to three years and can be renewed indefinitely as long as you remain employed in a qualifying role, with the renewal application typically submitted at your local immigration office about three months before expiry.
How long does it take to get residency in Japan in 2026?
As of early 2026, obtaining a work visa in Japan typically takes one to three months from the start of the Certificate of Eligibility application to visa issuance, though the timeline varies by visa category, immigration office workload, and completeness of documentation.
Common factors that can delay the residency process in Japan include incomplete or inconsistent paperwork, employer documentation issues, and applying during peak periods, while having a well-known employer, clean application, and all required documents ready can speed things up considerably.
To become eligible for permanent residency in Japan, an expat typically needs to have lived in the country for at least 10 years continuously (with at least 5 years on a work visa), though Highly Skilled Professional visa holders can qualify in as little as one to three years, and naturalization (citizenship) requires at least five years of residence plus Japanese language ability and renouncing other citizenships.
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.
How hard is it to find a job in Japan in 2026?
Which industries are hiring the most in Japan in 2026?
As of early 2026, the top industries hiring the most in Japan are IT and software development (especially AI, data, and cybersecurity roles), healthcare and eldercare (driven by Japan's aging population), and hospitality and tourism (rebounding strongly after record visitor numbers in 2024-2025).
Getting hired in Japan without speaking Japanese is realistic in Tokyo for international companies, tech startups, and certain engineering or finance roles, but much harder in domestic SMEs, customer-facing positions, or regional areas where English-only jobs are rare.
The types of roles most accessible to foreign job seekers in Japan include software engineering, English teaching (ALT and eikaiwa positions), international sales and marketing for global companies, and specialized technical roles in manufacturing or automotive where the skill shortage outweighs language requirements.
What salary ranges are common for expats in Japan in 2026?
As of early 2026, typical salary ranges for expats working in Japan span from about 4 million to 10 million yen per year (roughly $27,500 to $69,000 USD or 25,000 to 62,500 EUR) for most professional roles, with significant variation based on industry, company type, and seniority.
Entry-level and mid-level expat positions in Japan typically pay 4 million to 7 million yen annually (roughly $27,500 to $48,000 USD or 25,000 to 44,000 EUR), which is competitive for early-career professionals but may feel tight in expensive cities like central Tokyo.
Senior, specialized, or management expat roles in Japan can command 10 million to 20 million yen or more annually (roughly $69,000 to $138,000 USD or 62,500 to 125,000 EUR), with top tech, finance, and executive positions at international companies reaching even higher.
Employers in Japan commonly sponsor work visas for foreign hires when there is a clear skill match and the company has experience with the visa process, though smaller domestic companies are less likely to navigate the sponsorship paperwork.
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What's daily life really like for expats in Japan right now?
What do expats love most about living in Japan right now?
Expats in Japan most commonly praise the country's exceptional safety, the reliability and convenience of public transportation, and the depth of the food scene at every price point from street stalls to Michelin-starred restaurants.
The lifestyle benefit most frequently praised by expats in Japan is the "frictionless daily life," where trains run on time to the second, convenience stores are everywhere and open 24/7, and everything from vending machines to package delivery just works seamlessly.
The practical advantage expats appreciate most in Japan is the extraordinarily accessible domestic travel, with an efficient rail network connecting mountains, beaches, hot spring towns, and ski resorts that are easy weekend trips from major cities.
The social and cultural aspect that makes Japan particularly enjoyable for expats is the blend of ancient traditions with cutting-edge modernity, from centuries-old temples and seasonal festivals to the latest technology and pop culture, creating a constantly surprising and visually rich environment.
What do expats dislike most about life in Japan right now?
The top complaints expats have about living in Japan are the persistent language barrier (especially in healthcare and government offices), the surprisingly high cost of living compared to outdated "cheap Japan" expectations, and the amount of paper-based bureaucracy required for basic tasks.
The daily inconvenience that frustrates expats most in Japan is the reliance on hanko (personal seals) and physical paperwork for banking, government services, and contracts, which can make simple tasks like opening a bank account or signing a lease feel unnecessarily complicated.
The bureaucratic issue causing the most headaches for expats in Japan is navigating city hall and immigration procedures, where forms are often Japanese-only, staff may not speak English, and processes that would be online elsewhere still require in-person visits during business hours.
For most expats, these frustrations are manageable rather than deal-breakers, especially once you learn to navigate the systems or find English-friendly service providers, but they do add friction to daily life that can surprise newcomers.
What are the biggest culture shocks in Japan right now?
The biggest culture shocks expats experience when moving to Japan are the indirect communication style (where "yes" often means "maybe" and direct refusals are rare), the expectation of quiet behavior in public spaces, and the surprisingly small size of apartments compared to Western standards.
The social norm that surprises newcomers most in Japan is how much unspoken context shapes interactions, from reading the air (kuuki wo yomu) to understanding that silence or vague responses often carry more meaning than words.
The aspect of daily routines that takes longest for expats to adjust to in Japan is the rigid time culture around meals, trains, and business hours, where lunch is typically noon sharp, last trains leave before 1 AM, and many restaurants and shops have specific operating windows rather than staying open continuously.
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.
Can I buy a home as a foreigner in Japan in 2026?
Can foreigners legally own property in Japan in 2026?
As of early 2026, foreign property ownership in Japan is fully allowed, with no restrictions based on nationality, visa status, or residency, making Japan one of the most open real estate markets in Asia for international buyers.
The main condition for foreigners buying property in Japan is not legal but practical: while you can purchase with cash regardless of where you live, obtaining a mortgage typically requires living in Japan with a long-term visa, and permanent residency makes financing much easier.
Foreigners in Japan can own all property types including apartments, houses, and land outright with the same freehold rights as Japanese citizens, and ownership does not by itself grant any residency rights or visa benefits.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Japan.
What is the average price per m² in Japan in 2026?
As of early 2026, the average price per square meter for residential property in Japan ranges from about 700,000 to 900,000 yen in Greater Tokyo (roughly $4,800 to $6,200 USD or 4,400 to 5,600 EUR), with prime central Tokyo wards like Minato and Shibuya reaching 2.3 to 4.5 million yen per square meter, while Osaka averages 450,000 to 700,000 yen and regional cities like Fukuoka around 350,000 to 550,000 yen.
Property prices in Japan have trended upward over the past two to three years, with Tokyo existing condo prices rising about 6% to 10% year-on-year in nominal terms through 2025, driven by tight new-build supply, continued land price appreciation, and strong demand in well-located areas.
Want to know more? We give you all the details you need about the housing prices in Japan here.
Also, you'll find our latest property market analysis about Japan here.
Do banks give mortgages to foreigners in Japan in 2026?
As of early 2026, mortgages for foreigners in Japan are available but more limited than for Japanese citizens, with permanent residents having the easiest path to approval while non-permanent residents face stricter requirements and fewer lender options.
Banks in Japan known to offer mortgages to foreigners include SMBC Prestia (SMBC Trust Bank), which does not require permanent residency and offers English support, SBI Shinsei Bank, which has foreigner-friendly programs, and Suruga Bank, which accepts consultations from non-permanent residents.
Typical mortgage conditions for foreigners in Japan include down payments of 20% to 30% (versus 10% to 20% for permanent residents), interest rates ranging from about 0.5% to 1.5% depending on the lender and your profile, and loan terms of up to 35 years with repayment completed by age 80.
To qualify for a mortgage in Japan, foreigners typically need to provide proof of stable Japan-based income (often 5 to 10 million yen annually minimum), several years of employment history in Japan, valid long-term visa status, and either permanent residency or a Japanese spouse as co-borrower or guarantor.
You can also read our latest update about mortgage and interest rates in Japan.
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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 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Statistics Bureau of Japan (CPI) | Japan's official inflation data producer under the Statistics Act. | We used it to anchor what got more expensive going into 2026. We used the 2025 inflation breakdown to explain cost-of-living pressure on expats. |
| Bank of Japan (Outlook Report) | Japan's central bank publishing its flagship macro outlook. | We used it to contextualize Japan's near-term growth and inflation environment. We used it to assess whether quality of life feels like it's improving or getting tighter. |
| Ministry of Health, Labour and Welfare (Wage Structure Survey) | The Ministry's official wage-structure survey used in national statistics. | We used it to ground typical pay levels rather than relying on crowd-sourced salary sites. We used it to inform realistic expat salary bands by occupation. |
| Japan Institute for Labour Policy and Training | A government-affiliated labor institute that consolidates official indicators. | We used it to triangulate employment conditions without cherry-picking data. We used it to identify which sectors are structurally short on workers. |
| National Police Agency (Police White Paper 2024) | Japan's national police authority reporting nationwide public-safety trends. | We used it to discuss crime patterns including newer scam-related threats. We used it to frame practical personal-safety advice for expats. |
| World Bank (Homicide Indicator) | The World Bank publishes standardized, comparable indicators sourced from UNODC. | We used it to benchmark Japan's homicide risk internationally. We used it to confirm Japan's very low violent crime reputation with hard data. |
| Ministry of Health, Labour and Welfare (Medical Fee Schedule) | The legal fee schedule that underpins what clinics bill under public insurance. | We used it to estimate real out-of-pocket costs for a basic doctor visit. We used it to give concrete appointment prices rather than vague estimates. |
| AMDA International Medical Information Center | A long-running organization helping foreigners navigate Japanese healthcare. | We used it to identify how expats actually find language-compatible clinics. We used it as a practical resource recommendation for new arrivals. |
| REINS (Real Estate Information Network System) | The core real-estate transaction network used by the brokerage industry. | We used it to anchor price-per-square-meter levels from actual transactions. We avoided listing-site asking prices as if they were final prices. |
| Immigration Services Agency (via Nippon.com) | Clearly cites the Immigration Services Agency dataset with exact totals. | We used it to estimate the size and growth of Japan's foreign-resident community. We used it to ground whether expats are moving in or leaving. |
| OECD Well-being Data Monitor | The OECD is the standard cross-country well-being comparator for advanced economies. | We used it to frame quality of life beyond income including safety and work-life balance. We used it to avoid anecdote-only claims about livability. |
| Tokyo International School (Fees Page) | The school's primary source for its own tuition and required fees. | We used it as a direct-priced example for Tokyo international school budgeting. We used it to triangulate the typical international-school cost band. |
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.
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