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Everything you need to know before buying real estate is included in our Japan Property Pack
If you are a foreigner thinking about buying residential property in Nagoya, you probably have questions about what you can legally own, which visa you need, and how much it will actually cost.
This guide breaks down everything from ownership rules to mortgage options, closing costs, and annual taxes, all written specifically for Nagoya in January 2026.
We keep this article updated as regulations change, so you always get the freshest information on Nagoya housing prices and foreign ownership rules.
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 Nagoya.
Insights
- Foreigners in Nagoya can buy freehold land and condos with no ownership restrictions, but Japan is expanding reporting requirements for foreign buyers starting April 2026.
- Variable mortgage rates in Nagoya in 2026 start around 0.8% for well-qualified residents, but non-residents without local income often pay 1.5% to 3.5% or more.
- Total closing costs in Nagoya typically run 6% to 12% of the purchase price, with broker fees alone often reaching 3% plus 60,000 yen on standard transactions.
- Non-resident landlords in Nagoya face a 20.42% withholding tax on gross rental income, though an exception exists when tenants rent purely for personal residence.
- Your Nagoya property ownership is only legally protected once registered at the Legal Affairs Bureau, and spelling errors on documents can delay or block registration entirely.
- Earthquake insurance premiums in Aichi Prefecture are set by the Ministry of Finance and vary significantly based on whether your building is fireproof or wooden construction.
- SMBC Trust Bank PRESTIA and Suruga Bank both publish English-language mortgage products aimed specifically at foreign borrowers looking to buy in Nagoya.
- Nagoya City publishes its own zoning maps online, and checking the land-use designation before buying can prevent costly surprises if you plan to rebuild or renovate.
What can I legally buy and truly own as a foreigner in Nagoya?
What property types can foreigners legally buy in Nagoya right now?
In Nagoya, foreigners can legally buy condominiums, detached houses, and land plots in exactly the same way Japanese citizens do, with no nationality-based restrictions on these standard residential property types.
The main legal condition that affects foreign buyers is not a ban but a notification requirement: if your property falls within a designated "special monitored area" near sensitive facilities or remote islands, you must submit paperwork within a set period around the contract.
This notification rule applies to everyone, including Japanese citizens, and is enforced under Japan's national security land law administered by the Cabinet Office.
Beyond that, the practical barriers for foreigners are usually about paperwork and banking access rather than legal prohibitions, since Japan's system is designed to let anyone who can complete the process own property outright.
Finally, please note that our pack about the property market in Nagoya is specifically tailored to foreigners.
Can I own land in my own name in Nagoya right now?
Yes, foreigners in Nagoya can own freehold land in their own name, and that ownership becomes legally protected once your name is recorded in Japan's real property registry.
This applies to essentially all types of residential land in Nagoya, with no requirement to use a local nominee or corporate structure just because you are foreign.
The key practical point is that registration at the Legal Affairs Bureau is what makes your ownership "real," so you need to ensure your passport name matches the documents exactly and work with a judicial scrivener to file correctly.
As of 2026, what other key foreign-ownership rules or limits should I know in Nagoya?
As of January 2026, the most important rule change on the horizon is that Japan's government has announced plans to expand reporting requirements for foreign property purchases, with implementation targeted for April 2026.
There is no foreign-ownership quota for condominiums or apartments in Nagoya, meaning buildings do not cap how many units foreigners can own the way some other Asian countries do.
However, under the Foreign Exchange and Foreign Trade Act, non-resident buyers have historically had post-transaction reporting obligations, and the new rules will likely require more documentation at the time of purchase.
The direction of travel is clearly toward more tracking and transparency rather than outright bans, so expect additional paperwork but not a prohibition on buying.
What's the biggest ownership mistake foreigners make in Nagoya right now?
The biggest ownership mistake foreigners make in Nagoya is assuming that signing a sales contract means they legally own the property, when in fact ownership is only protected once registration is completed at the Legal Affairs Bureau.
If you skip or delay registration, you have no legal proof of ownership, which means another party could theoretically register a competing claim or the seller's creditors could still attach the property.
Other classic pitfalls in Nagoya include name spelling mismatches between your passport and registration documents, failing to confirm that the seller's existing mortgage will be discharged at closing, and not checking condo management fee arrears before settlement.
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 Nagoya?
Do I need a specific visa to buy property in Nagoya right now?
You do not need a Japanese residency visa to buy property in Nagoya, and you can technically purchase while on a tourist visa, though being a tourist makes banking, mortgage access, and ongoing management significantly harder.
The single most common administrative barrier for buyers without local residency is opening a Japanese bank account, since many banks require a residence card or proof of address in Japan before they will let you deposit funds or receive a loan.
You do not strictly need a Japanese tax ID before buying, but you will need reliable identity documentation and a way to receive annual property tax bills, which typically go to a registered address in Japan.
Foreign buyers in Nagoya usually present a notarized passport copy, proof of funds, and sometimes a notarized affidavit confirming their identity and address, especially if they lack a Japanese residence card.
Does buying property help me get residency and citizenship in Nagoya in 2026?
As of January 2026, buying property in Nagoya does not help you get residency or citizenship, because Japan has no "golden visa" or investment-for-residency program tied to real estate purchases.
If you want to live in Nagoya long-term, you need to qualify through Japan's standard immigration categories, such as work visas, spouse visas, business manager visas, or eventually permanent residency based on years of lawful residence and tax compliance.
We give you all the details you need about the different pathways to get residency and citizenship in Nagoya here.
Can I legally rent out property on my visa in Nagoya right now?
Your visa status does not prevent you from owning and renting out property in Nagoya, but if you are a non-resident for tax purposes, your rental income is treated as Japan-source income and subject to different tax rules.
You do not need to live in Japan to rent out your Nagoya property, and many foreign owners manage remotely through a local property management company that handles tenant relations and tax withholding.
The most important detail for non-resident landlords is that a 20.42% withholding tax typically applies to gross rent, though there is an exception when an individual tenant rents purely for their own or a relative's residence.
We cover everything there is to know about buying and renting out in Nagoya here.
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How does the buying process actually work step-by-step in Nagoya?
What are the exact steps to buy property in Nagoya right now?
The standard sequence in Nagoya is: shortlist and view properties, submit an offer, receive the Important Matters Explanation from the agent, sign the sales contract and pay a deposit, finalize financing if needed, pay the balance on settlement day, and then register ownership at the Legal Affairs Bureau.
You do not have to be physically present for every step, but most buyers attend the contract signing and settlement in person, and if you cannot, you will need to arrange power of attorney and carefully notarized documents.
The step that typically makes the deal legally binding in Nagoya is signing the sales contract and paying the deposit, after which backing out usually means forfeiting that deposit or paying a penalty.
From accepted offer to final registration, a typical Nagoya purchase takes roughly one to three months, though cash deals can close faster and mortgage-dependent transactions sometimes take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Nagoya.
Is it mandatory to get a lawyer or a notary to buy a property in Nagoya right now?
In Nagoya, neither a lawyer nor a notary is legally mandatory for a standard residential purchase, but nearly all buyers use a judicial scrivener to handle the registration filing correctly.
The key difference is that a notary in Japan typically handles document authentication, while a judicial scrivener specializes in preparing and submitting the registration application to the Legal Affairs Bureau, which is the step that actually secures your ownership.
When engaging a judicial scrivener for a Nagoya purchase, you should ensure their scope explicitly includes verifying the seller's registered ownership, preparing the transfer documents, and confirming that any existing mortgage is discharged at settlement.
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 Nagoya?
How do I verify title and ownership history in Nagoya right now?
In Nagoya, you verify title and ownership history by pulling the official registry record from the Legal Affairs Bureau, which is the authoritative source showing who owns the property and what rights are attached to it.
The key document to request is the "touki jiko shomeisho" (registration certificate), which lists the current registered owner, property description, and any recorded encumbrances like mortgages.
Most buyers or their scriveners look back at least 10 to 20 years of ownership history to spot any unusual transfers, disputes, or patterns that might signal problems.
A clear red flag that should pause your purchase is finding an unresolved court dispute, an undischarged mortgage from a prior owner, or mismatched property descriptions between the registry and the listing.
You will find here the list of classic mistakes people make when buying a property in Nagoya.
How do I confirm there are no liens in Nagoya right now?
The standard way to confirm there are no liens in Nagoya is to review the property's registration record at the Legal Affairs Bureau, which shows all recorded mortgages and encumbrances.
One common type of lien to specifically ask about is an existing bank mortgage on the seller's side, which must be discharged at closing before you can register clean ownership.
The best written proof of lien status is the registration certificate itself, combined with a settlement plan showing that any outstanding mortgage will be paid off from the sale proceeds on the day of closing.
How do I check zoning and permitted use in Nagoya right now?
In Nagoya, you check zoning and permitted use through Nagoya City's urban planning department, which publishes official zoning maps online showing the land-use designation for every plot.
The key reference is the city planning map, which displays the "yoto chiiki" (land-use zone) classification and tells you whether the area is residential, commercial, industrial, or mixed.
A common zoning pitfall foreign buyers miss in Nagoya is purchasing an older house in a zone that restricts rebuilding to a smaller footprint, or buying near a commercial corridor where noise and traffic differ from expectations.
Buying real estate in Nagoya 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 Nagoya, and on what terms?
Do banks lend to foreigners for homes in Nagoya in 2026?
As of January 2026, yes, banks in Nagoya do lend to foreigners for home purchases, but your residency status and income source largely determine which lenders will work with you and on what terms.
Foreign borrowers in Nagoya typically see loan-to-value ratios ranging from 70% to 90% for residents with stable Japan income, while non-residents or those without local income often face lower LTVs or higher down payment requirements.
The single most common eligibility requirement is having Japanese residency with stable employment or income in Japan, though some banks like Suruga have programs specifically designed for non-Japanese borrowers even without permanent residency.
You can also read our latest update about mortgage and interest rates in Japan.
Which banks are most foreigner-friendly in Nagoya in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in Nagoya are SMBC Trust Bank PRESTIA, Suruga Bank, and major mega-banks like Mizuho, each with different strengths depending on your profile.
What makes PRESTIA and Suruga particularly accessible is that they publish English-language mortgage materials and have explicit programs designed for non-Japanese borrowers, reducing the language barrier significantly.
PRESTIA and Suruga will consider residents without permanent residency, though non-residents living overseas with no Japan income face much stricter screening and fewer options across all lenders.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Nagoya.
What mortgage rates are foreigners offered in Nagoya in 2026?
As of January 2026, foreigners in Nagoya with strong profiles (resident status, stable Japan income) can expect variable mortgage rates starting around 0.8% to 1.5%, while those with non-resident status or non-standard income may see effective rates from 1.5% to 3.5%.
Fixed-rate mortgages in Nagoya, such as 10-year fixed options, typically run 2.5% to 3.2% for well-qualified borrowers, which is noticeably higher than variable rates but provides payment stability.
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 Nagoya?
What are the total closing costs as a percent in Nagoya in 2026?
In Nagoya in 2026, typical total closing costs for a residential purchase run about 6% to 9% of the purchase price for a cash deal, and 8% to 12% when you add mortgage-related fees.
The realistic range covers most standard transactions, with variation depending on property price, whether you need a loan, and how much negotiation happens on agent fees.
The main fee categories in Nagoya closing costs include broker commission, stamp duty on the contract, registration taxes, judicial scrivener fees, and real estate acquisition tax (which arrives a few months after closing).
The single biggest contributor is usually the broker fee, which follows a legally capped formula and commonly works out to around 3% of the price plus 60,000 yen for typical residential transactions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Nagoya.
What annual property tax should I budget in Nagoya in 2026?
As of January 2026, annual property taxes in Nagoya for a typical owner-occupied home range widely depending on assessed value, but many owners budget roughly 100,000 to 300,000 yen per year (about 650 to 2,000 USD or 600 to 1,850 EUR), with higher-value properties paying more.
Nagoya assesses annual property tax based on the fixed assets tax register value, which is usually well below market price, and applies both a Fixed Assets Tax and a City Planning Tax on that assessed amount.
How is rental income taxed for foreigners in Nagoya in 2026?
As of January 2026, non-resident foreigners earning rental income from Nagoya property typically face a 20.42% withholding tax on gross rent, though the effective rate can differ if you file a return and claim deductions.
The basic requirement is that tenants or property managers withhold this tax at source and remit it to the tax authorities, unless the tenant is an individual renting purely for their own residence, in which case withholding does not apply.
What insurance is common and how much in Nagoya in 2026?
As of January 2026, annual home insurance premiums in Nagoya typically range from 20,000 to 80,000 yen (about 130 to 520 USD or 120 to 480 EUR) for fire coverage, with earthquake insurance adding a meaningful increment based on the Ministry of Finance standard premium table for Aichi Prefecture.
The most common coverage in Nagoya is fire insurance, which protects against fire, lightning, wind, and water damage, and most owners add an earthquake rider since standalone earthquake policies are not available.
The biggest factor affecting premiums in Nagoya is whether your building is classified as fireproof (like reinforced concrete condos) or non-fireproof (like older wooden houses), with wooden structures paying significantly higher earthquake premiums.
Get the full checklist for your due diligence in Nagoya
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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 Nagoya, 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 |
|---|---|---|
| Cabinet Office of Japan | Official government page explaining notification requirements for sensitive areas. | We used it to explain when purchases trigger pre-notification. We clarified this applies to everyone, not just foreigners. |
| Ministry of Justice Japan | Japan's official explanation of real property registration. | We used it to ground the concept that ownership is only protected once registered. We referenced it for title verification guidance. |
| MLIT (Ministry of Land) | Official publication of legally permitted brokerage fee schedules. | We used it to support broker fee cap estimates. We avoided relying solely on informal summaries. |
| National Tax Agency | Official English page on non-resident rental income withholding. | We used it to explain the 20.42% withholding mechanics. We clarified the exception for individual residential tenants. |
| Nagoya City | Official municipal tax page for Fixed Assets and City Planning Tax. | We used it to explain annual property taxes in Nagoya specifically. We justified local budgeting guidance with official city data. |
| Ministry of Foreign Affairs | Official page summarizing long-term visa categories. | We used it to separate property purchase rights from residency permissions. We pointed readers to the correct visa framework. |
| Ministry of Finance Japan | Official earthquake insurance premium table by prefecture. | We used it to estimate earthquake insurance costs for Aichi. We avoided guessing at premium pricing. |
| SMBC Trust Bank PRESTIA | Major bank's official product page targeting international borrowers. | We used it to identify a foreigner-friendly lender. We cross-checked lending feasibility for non-Japanese buyers. |
| Mizuho Bank | Mega-bank's official page with January 2026 mortgage rates. | We used it to anchor typical Japan mortgage rates as of January 2026. We supported realistic variable and fixed rate estimates. |
| Suruga Bank | Official product outline specifically for non-Japanese borrowers. | We used it to confirm programs exist for foreigners without PR. We triangulated lending options beyond major banks. |
| Reuters | Globally recognized newsroom citing government statements. | We used it to flag near-term regulatory changes targeting April 2026. We warned readers that reporting requirements may broaden. |
| Japan Federation of Shiho-Shoshi Lawyers | Official professional body for judicial scriveners. | We used it to explain the scrivener role in registration. We justified why this is the standard professional safeguard for buyers. |
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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