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 buy residential property in Japan without needing a visa, permanent residency, or citizenship.
However, owning real estate in Japan does not grant you any immigration rights, which makes Japan quite different from countries with golden visa programs.
We constantly update this blog post to reflect the latest rules and regulations for foreign property buyers 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 minimum property investment threshold for foreigners because real estate ownership is completely separate from immigration status in Japan's legal framework.
- The Highly Skilled Professional visa in Japan can fast-track permanent residency in as little as 1 to 3 years, which is much faster than the standard 10-year pathway.
- Japan's permanent residency rules require at least 5 years of work-eligible status out of the 10 years of total residence, plus clean records on taxes, pension, and health insurance payments.
- Foreigners buying property near military bases or national security facilities in Japan may need to file a notification under the Act on Review of Important Real Estate, though outright purchase bans are rare.
- Japan does not offer dual citizenship for naturalized citizens, so becoming a Japanese citizen typically means giving up your original nationality.
- There is no official minimum stay requirement published by Japan's government, but immigration lawyers commonly advise spending at least 270 to 300 days per year in Japan to support continuous residence claims.
- Selling your property in Japan does not automatically cancel your visa because your residence status is tied to your job, spouse, or business activity, not to real estate ownership.
- Japan is planning a national database to track foreign real estate ownership as of early 2026, signaling increased government oversight without new ownership restrictions.
Can buying property help me get permanent residency in Japan?
Does buying a property qualify or at least help for residency in Japan?
As of early 2026, buying property in Japan does not qualify you for any residence status, permanent residency, or citizenship because Japan draws a strict legal line between owning assets and having permission to live in the country.
Since property ownership is not an immigration pathway in Japan, there is no minimum property investment amount that would help you obtain residency.
That said, owning a home in Japan can indirectly support your application for permanent residency by demonstrating financial stability and long-term commitment to living in the country.
To actually live in Japan, you must qualify under a real visa category such as work, spouse, business management, or the Highly Skilled Professional program, and property ownership can serve as supporting documentation showing you are settled and financially independent.
Is there any residency visa directly linked to property ownership in Japan right now?
Japan does not have a "buy a home, get a visa" program in early 2026, which makes it fundamentally different from countries like Portugal, Greece, or the UAE that offer property-linked residency.
Buying a primary residence (your main home) in Japan does not qualify you for any residency visa because the Japanese immigration system treats home ownership as completely separate from residence permission.
Similarly, buying a rental or investment property in Japan does not create any residency rights either, even if it generates rental income for you.
Can real estate investment lead to citizenship in Japan?
Can property investment directly lead to citizenship in Japan?
Japan does not have a citizenship-by-investment program in early 2026, so there is no direct pathway from property investment to Japanese citizenship regardless of how much you spend on real estate.
Investing more money in Japanese property does not accelerate your citizenship timeline because citizenship is only available through naturalization, which has its own separate requirements unrelated to investment amounts.
The typical timeline from first arriving in Japan to citizenship eligibility is at least 5 years of continuous residence, though most applicants take longer due to the demanding documentation and interview process.
The key difference is that Japan has no citizenship-by-investment shortcut: you must live in Japan, integrate into society, and apply for naturalization through the Ministry of Justice, which is a fundamentally different process than simply buying property.
Is citizenship automatic after long-term residency in Japan?
Citizenship is never automatic in Japan, even if you have lived there for decades or obtained permanent residency, because you must actively apply for naturalization and receive approval from the Minister of Justice.
The standard requirement is at least 5 years of continuous domicile in Japan, though spouses of Japanese nationals may qualify with a shorter residence period under specific conditions outlined in the Nationality Act.
Japan does not have formal language or civic knowledge tests for naturalization, but the application process includes extensive interviews and documentation review where officials assess your Japanese language ability, understanding of Japanese society, and integration.
The typical processing time for citizenship applications in Japan ranges from 8 months to over a year, depending on the complexity of your case and the thoroughness of your documentation.
What are the real requirements to become a citizen in Japan?
Do I need physical presence for citizenship in Japan right now?
Japan's Nationality Act requires "continuous domicile" for citizenship eligibility, and while there is no official minimum number of days published, immigration lawyers commonly advise spending at least 270 to 300 days per year in Japan to build a strong case.
The physical presence requirement is generally assessed over the entire qualifying period (typically 5 years), and authorities look at whether Japan has genuinely been your primary home rather than counting exact days.
Immigration authorities verify physical presence through entry and exit stamps in your passport, residence registration records, tax filings, and other documentation that shows Japan is your real base of life.
Spouses of Japanese nationals may qualify for reduced residence requirements under the Nationality Act, but they still need to demonstrate that Japan is their genuine home.
Can my spouse and kids get citizenship too in Japan in 2026?
As of early 2026, spouses and children can obtain Japanese citizenship, but it is not automatic and each family member typically needs to apply separately or be included in specific family-related provisions under the Nationality Act.
Family members generally cannot apply together in a single bundled application the way some countries allow, though minor children can often be handled in connection with a parent's naturalization depending on the circumstances.
Minor children (under 20 in Japan's legal framework) can be included in or processed alongside a parent's naturalization case, but adult children must typically pursue their own separate applications.
Spouses of Japanese nationals have relaxed naturalization requirements under the Nationality Act, including potentially shorter residence periods, but they still must demonstrate the marriage is genuine and meet other conditions.
What are the most common reasons citizenship is denied in Japan?
The most common reason citizenship applications are denied in Japan is failing to meet the continuous residence requirement, which happens when applicants have spent too much time abroad or have gaps that undermine their claim that Japan is their real home.
Two other frequently cited reasons for citizenship denial in Japan are conduct or compliance issues (such as legal violations, unpaid taxes, or missed pension and health insurance payments) and unstable livelihood (inability to demonstrate you can financially support yourself without becoming a public burden).
Applicants who are denied can generally reapply for Japanese citizenship, though it is advisable to wait until the underlying issues have been resolved and you can present a stronger case, which often means waiting at least several months to a year.
The single most effective step to avoid citizenship denial in Japan is to maintain impeccable records of your tax payments, pension contributions, health insurance, and residence documentation throughout your time in the country.