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Buying property in Nagoya as a foreigner means budgeting for several taxes, professional fees, and ongoing costs that may differ from what you're used to back home.
We constantly update this blog post to reflect the latest rules and typical costs so you can plan your Nagoya property purchase with confidence.
This guide breaks down every cost you should expect, from closing day through ownership and eventual sale.
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.
Overall, how much extra should I budget on top of the purchase price in Nagoya in 2026?
How much are total buyer closing costs in Nagoya in 2026?
As of early 2026, foreign buyers purchasing residential property in Nagoya should budget roughly 7% to 12% of the purchase price for closing costs, which translates to about ¥3.5 million to ¥6 million (around $23,000 to $40,000 or €21,000 to €37,000) on a typical ¥50 million property.
The minimum extra budget in Nagoya is around 5% to 7% of the purchase price (roughly ¥2.5 million to ¥3.5 million, or $16,500 to $23,000, or €15,000 to €21,000), which applies when you buy a resale property with cash and keep professional services lean.
On the higher end, buyers in Nagoya should realistically plan for up to 12% to 15% of the purchase price (roughly ¥6 million to ¥7.5 million, or $40,000 to $50,000, or €37,000 to €46,000) when buying from a developer, using a mortgage, and hiring extra professional support.
Your closing costs in Nagoya fall at the low end if you buy resale, pay cash, and handle minimal paperwork, while they climb toward the high end if consumption tax applies to the building, you need mortgage registration, or you require extensive translation and tax advisory services.
What's the usual total % of fees and taxes over the purchase price in Nagoya?
For a typical residential property purchase in Nagoya with standard agent representation and professional support, the usual total percentage of fees and taxes runs between 8% and 11% of the purchase price.
This range covers most standard Nagoya property transactions, with simpler resale deals landing near 8% and more complex purchases with mortgages or new builds reaching closer to 11%.
Within that total, government taxes (acquisition tax, registration tax, stamp duty) typically account for about 3% to 5%, while professional service fees (agent commission, judicial scrivener, translation) make up the remaining 4% to 6%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Nagoya.
What costs are always mandatory when buying in Nagoya in 2026?
As of early 2026, mandatory costs when buying property in Nagoya include real estate acquisition tax (paid to Aichi Prefecture), registration and license tax for ownership transfer, stamp duty on the sale contract, and judicial scrivener fees for handling the technical registration process.
Beyond these mandatory costs, optional but highly recommended expenses in Nagoya include a property condition inspection (especially for older houses), independent interpreter or translator services if you are not fluent in Japanese, and more thorough title and permit checks than the bare minimum.
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What taxes do I pay when buying a property in Nagoya in 2026?
What is the property transfer tax rate in Nagoya in 2026?
As of early 2026, Nagoya does not have a single "property transfer tax" but instead has a bundle of taxes: real estate acquisition tax at 3% for land and residential buildings (based on assessed value, not purchase price), registration and license tax for ownership transfer, and stamp duty based on contract value.
Foreigners buying residential property in Nagoya do not face extra transfer tax rates based on nationality, as these taxes are determined by the asset and transaction type rather than the buyer's citizenship.
Buyers in Nagoya pay consumption tax (Japan's equivalent of VAT) on the building portion when purchasing from a business or developer, while land is generally non-taxable, meaning this cost primarily affects new-build purchases rather than resale transactions.
Stamp duty in Nagoya is paid when you sign the purchase contract by affixing revenue stamps, with the amount determined by the contract price according to the National Tax Agency's official table.
Are there tax exemptions or reduced rates for first-time buyers in Nagoya?
Japan offers various tax relief measures for residential property purchases in Nagoya, but these reductions are based on property criteria (size, age, residential classification) and formal filing requirements rather than a simple "first-time buyer" automatic discount.
Buying through a company in Nagoya does not create a magical tax discount on purchase taxes (acquisition, registration, stamp), though it changes how rental income is taxed later and adds ongoing corporate compliance costs.
New-build properties in Nagoya often trigger consumption tax on the building portion when purchased from a developer, while resale transactions between individuals typically avoid this tax, and some relief measures also depend on building age or energy standards.
To qualify for tax reductions in Nagoya, buyers must typically provide documentation proving the property meets residential conditions, file applications with the relevant tax office, and meet deadlines specified by Aichi Prefecture or the National Tax Agency.
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.
Which professional fees will I pay as a buyer in Nagoya in 2026?
How much does a notary or conveyancing lawyer cost in Nagoya in 2026?
As of early 2026, buyers in Nagoya typically pay a judicial scrivener (the professional who handles registration work in Japan) between ¥100,000 and ¥250,000 (roughly $660 to $1,650 or €610 to €1,530) for a standard cash purchase, rising to ¥300,000 or more ($2,000 or €1,840) if there is a mortgage involved.
Judicial scrivener fees in Nagoya are typically charged as a flat rate based on transaction complexity rather than as a percentage of the property price.
Translation and interpreter services for foreign buyers in Nagoya generally cost between ¥50,000 and ¥150,000 (roughly $330 to $1,000 or €310 to €920) for key meetings and signing sessions, with document translation running ¥5,000 to ¥20,000 ($33 to $130 or €31 to €120) per page depending on technicality.
A tax advisor is not mandatory for simple owner-occupier purchases in Nagoya, but becomes valuable if you plan to rent out, buy through a company, or are a non-resident, with one-off consultations costing ¥30,000 to ¥100,000 ($200 to $660 or €185 to €610) and ongoing filing support running ¥150,000 to ¥400,000 ($1,000 to $2,650 or €920 to €2,450) per year.
We have a whole part dedicated to these topics in our our real estate pack about Nagoya.
What's the typical real estate agent fee in Nagoya in 2026?
As of early 2026, the typical real estate agent fee in Nagoya follows Japan's legally capped maximum, which works out to roughly 3% of the purchase price plus ¥60,000 (plus consumption tax) for properties above ¥4 million, meaning a ¥50 million property would have a maximum agent fee around ¥1.7 million (roughly $11,200 or €10,400).
In Nagoya, buyers often pay their own agent fee, especially when working with a buyer's agent or when one agent represents both sides as an intermediary, so you should always confirm the agency relationship and who pays what before signing.
The realistic range for agent fees in Nagoya runs from negotiated discounts (some agents offer reductions for straightforward deals) up to the legal maximum cap published by MLIT.
How much do legal checks cost (title, liens, permits) in Nagoya?
Basic registry and title checks in Nagoya are often bundled into the judicial scrivener's fee, while more thorough checks on permits, building violations, and road access for houses typically cost an additional ¥50,000 to ¥200,000 (roughly $330 to $1,320 or €310 to €1,220) depending on depth.
Property valuation fees in Nagoya range from about ¥50,000 to ¥300,000 (roughly $330 to $2,000 or €310 to €1,840) depending on whether you need a quick desktop estimate or a full professional appraisal.
The most critical legal check you should never skip in Nagoya is verifying clear title and confirming there are no outstanding liens, as these directly affect your ownership rights and could create costly problems after purchase.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Nagoya.
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What hidden or surprise costs should I watch for in Nagoya right now?
What are the most common unexpected fees buyers discover in Nagoya?
The most common unexpected fees buyers discover in Nagoya include the 10.21% withholding requirement when buying from a non-resident seller, assessed-value-based tax calculations that do not match your purchase price, and monthly condo fees (management and repair reserve) that continue indefinitely after closing.
Buyers in Nagoya generally do not inherit unpaid property taxes since these are tied to the owner as of specific dates and settled at closing, but unpaid condo management fees or repair reserves can transfer to the new owner, so you should always request written proof of payment.
Scams in Nagoya do occur, typically involving fake "reservation deposits" to personal accounts, fraudulent "translation" or "visa" fees tied to the property, or pressure to sign without proper explanation, which you can avoid by paying only to clearly identified contract-backed parties through traceable channels.
Fees that are usually not disclosed upfront in Nagoya include extra administrative charges from intermediaries beyond the MLIT-capped brokerage fee, translation scope creep when more documents than expected require translation, and mortgage-related registration add-ons if your loan structure is complex.
In our property pack covering the property buying process in Nagoya, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Nagoya?
Extra fees when buying a tenanted property in Nagoya typically include tenant documentation and rent-roll verification costs (roughly ¥30,000 to ¥100,000 or $200 to $660 or €185 to €610), potential handover timing costs if you need vacant possession, and professional help interpreting Japanese lease terms if you inherit the tenancy.
When you purchase a tenanted property in Nagoya, you legally inherit the existing lease and must honor its terms, including the tenant's right to remain until the lease expires or is mutually terminated.
Terminating an existing lease immediately after purchase in Nagoya is very difficult because Japan's tenant protection laws strongly favor renters, meaning you generally cannot force a tenant out without a legitimate reason and proper notice periods.
A sitting tenant in Nagoya typically reduces the property's market value by 10% to 20% compared to vacant properties, which can work in your favor during negotiations if you are an investor who plans to keep the tenant anyway.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Nagoya.
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 fees are negotiable, and who really pays what in Nagoya?
Which closing costs are negotiable in Nagoya right now?
Negotiable closing costs in Nagoya include the real estate agent fee (which has a legal maximum but can be discounted), professional fees for judicial scriveners and translators depending on scope, and seller-paid fixes or credits that effectively reduce your net cost.
Closing costs that are fixed by law and cannot be negotiated in Nagoya include real estate acquisition tax, stamp duty, and registration and license tax, as these rates are set by Aichi Prefecture and the National Tax Agency.
Buyers in Nagoya can realistically achieve discounts of 10% to 30% on negotiable fees like agent commissions, especially for straightforward transactions or when working with agents who offer competitive rates to attract foreign clients.
Can I ask the seller to cover some closing costs in Nagoya?
The likelihood of a seller agreeing to cover closing costs in Nagoya is moderate, though Japanese practice leans more toward negotiating via price adjustments or specific seller-handled items (like repairs or leaving appliances) rather than direct tax coverage.
Sellers in Nagoya are most commonly willing to cover minor repairs, moving-date flexibility, or appliance inclusion rather than buyer taxes, as pushing for "seller pays my taxes" typically meets resistance.
Sellers become more willing to help with costs in Nagoya during buyer's market conditions, when a property has been listed for a long time, or when the seller needs a quick sale due to relocation or financial reasons.
Is price bargaining common in Nagoya in 2026?
As of early 2026, price bargaining is common in Nagoya, especially on resale properties, though negotiations tend to be less aggressive than in some Western markets and follow more formal patterns through agents.
Buyers in Nagoya typically negotiate about 2% to 7% below the asking price (roughly ¥1 million to ¥3.5 million on a ¥50 million property, or $6,600 to $23,000, or €6,100 to €21,400), with larger discounts possible on older buildings, awkward layouts, urgent sellers, or properties needing repairs.
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What monthly, quarterly or annual costs will I pay as an owner in Nagoya?
What's the realistic monthly owner budget in Nagoya right now?
A realistic monthly owner budget for a condo in Nagoya runs between ¥20,000 and ¥45,000 (roughly $130 to $300 or €120 to €275) for management fees and repair reserve combined, plus utilities and insurance which vary by household.
The main recurring expense categories in Nagoya include monthly management fees (covering building maintenance and common area services), monthly repair reserve contributions (for future major repairs), utilities (electricity, gas, water), and property insurance.
The realistic range for monthly owner costs in Nagoya spans from about ¥15,000 ($100 or €90) for a small older condo with minimal services to ¥60,000 or more ($400 or €370) for a newer building with amenities, concierge services, or higher reserve requirements.
The repair reserve fund tends to vary the most in Nagoya because it increases over time as buildings age and large repair projects approach, which means your monthly cost today may rise significantly in future years.
You can see how this budget affect your gross and rental yields in Nagoya here.
What is the annual property tax amount in Nagoya in 2026?
As of early 2026, annual property tax in Nagoya consists of fixed asset tax at 1.4% and city planning tax at 0.3% (if in an urbanized area), both calculated on the assessed taxable value rather than your purchase price, meaning your actual bill depends on the official valuation.
The realistic range for annual property taxes in Nagoya runs from about ¥50,000 to ¥300,000 ($330 to $2,000 or €310 to €1,840) for typical residential properties, with the wide range reflecting differences in assessed values, property types, and applicable relief measures.
Property tax in Nagoya is calculated based on the government's assessed value (which is typically lower than market value) and multiplied by the applicable rates, not based on your actual purchase price.
Relief measures are available in Nagoya for qualifying residential land and structures, including reductions for small residential lots and certain housing standards, but you must confirm eligibility for your specific property and may need to file paperwork to receive these benefits.
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.
If I rent it out, what extra taxes and fees apply in Nagoya in 2026?
What tax rate applies to rental income in Nagoya in 2026?
As of early 2026, rental income tax in Nagoya depends on your tax residency: residents pay Japan's progressive income tax rates (ranging from 5% to 45% plus local taxes), while non-residents face a 20.42% withholding rate on gross rent collected by the payer or property management agent.
Landlords in Nagoya can deduct legitimate expenses from rental income, including management fees, repair costs, depreciation, insurance, and interest on loans used to purchase the property, which reduces your taxable rental income.
The realistic effective tax rate after deductions for typical landlords in Nagoya ranges from near zero (if depreciation and expenses consume most of the rental income) to 15% to 30% for profitable rentals depending on your total income bracket and deduction optimization.
Foreign property owners who are non-residents of Japan face the flat 20.42% withholding rate in Nagoya rather than progressive rates, though tax treaties between Japan and your home country may affect your final obligation and allow for refunds or credits.
Do I pay tax on short-term rentals in Nagoya in 2026?
As of early 2026, short-term rentals (minpaku) in Nagoya are treated as a regulated business activity that requires registration and compliance with national rules, meaning you face not only income tax on earnings but also registration fees, platform charges, and administrative costs beyond normal long-term renting.
Short-term rental income in Nagoya is generally taxed similarly to other rental or business income, but the additional compliance requirements (operating limits, safety standards, reporting) make the effective cost higher than simply applying a tax rate to your gross revenue.
We've written a full article about Airbnb statistics and regulations in Nagoya.
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If I sell later, what taxes and fees will I pay in Nagoya in 2026?
What's the total cost of selling as a % of price in Nagoya in 2026?
As of early 2026, the total cost of selling a property in Nagoya typically runs between 4% and 8% of the sale price, covering transaction costs but not including any capital gains tax you may owe on profit.
The realistic range for total selling costs in Nagoya spans from about 4% for straightforward sales with competitive agent fees to 8% or more when accounting for mortgage payoff penalties, higher agent commissions, and extensive legal or administrative work.
The specific cost categories that make up selling expenses in Nagoya include agent commission (often the largest item), judicial scrivener fees for transfer registration, mortgage payoff and prepayment charges if applicable, and minor administrative costs like certificate fees.
The single largest contributor to selling expenses in Nagoya is almost always the real estate agent commission, which can reach approximately 3% plus ¥60,000 (plus tax) of the sale price under the legal maximum schedule.
What capital gains tax applies when selling in Nagoya in 2026?
As of early 2026, capital gains tax on property sales in Nagoya is approximately 39% (combined national and local) if you sell within five years of ownership, dropping to about 20% if you hold the property for more than five years.
Exemptions to capital gains tax in Nagoya include a significant deduction (up to ¥30 million) when selling your primary residence, plus potential deferral if you purchase a replacement home, though each exemption has specific eligibility requirements.
Foreigners do not pay an extra capital gains tax rate in Nagoya, but non-residents may face withholding at the time of sale (10.21% of the gross sale price) that is later credited against actual tax owed, which can create cash flow surprises.
Capital gains in Nagoya are calculated as the sale price minus your original purchase price, minus acquisition costs and improvement expenses, minus the depreciation taken if you rented it out, resulting in the taxable profit amount.
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 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 |
|---|---|---|
| National Tax Agency (NTA) - Stamp Duty | Japan's official tax authority explaining exact stamp duty amounts. | We used it to price the stamp duty on sale contracts. We also used the official table to set low and high stamp duty ranges by purchase price. |
| National Tax Agency (NTA) - Registration Tax Pamphlet | Official NTA pamphlet summarizing statutory rates and reduced measures. | We used it to identify main registration and license tax categories at closing. We also used it to bound typical versus worst-case registration tax scenarios. |
| Aichi Prefecture - Real Estate Acquisition Tax | Aichi Prefecture is the taxing authority with live rates and formulas. | We used it for acquisition tax rates applying in Nagoya. We also used it to explain that the tax base is assessed value, not purchase price. |
| City of Nagoya - Property Tax Rates | Nagoya city tax office's official FAQ with exact local rates. | We used it to set ongoing annual property tax rates for Nagoya owners. We also used it to note that city planning tax depends on urbanized area status. |
| JETRO - Fixed Asset Tax Overview | Japanese government organization publishing investor-facing tax guidance. | We used it to corroborate how fixed asset tax works nationally. We also used it to keep explanations foreigner-friendly while aligned with government guidance. |
| City of Nagoya - Foreign Resident Tax Guide | Official city-issued explainer for residents including non-Japanese readers. | We used it to cross-check taxes at acquisition and ownership in Nagoya. We also used it to verify how the city communicates consumption tax to newcomers. |
| MLIT - Brokerage Fee Consumer Guidance | National ministry overseeing real estate transaction rules and consumer notices. | We used it to confirm the legal maximum brokerage commission schedule. We also used it to explain who can be charged and what is negotiable. |
| MLIT - 2023 Mansion Comprehensive Survey | Official national survey published by MLIT with statistical results. | We used it to estimate realistic monthly condo management fees. We also used it to set expectations for recurring building fees after closing. |
| SUUMO - Repair Reserve Fund Data | Major Japanese housing platform transparently citing MLIT survey data. | We used it to estimate typical monthly repair reserve payments. We also used it to translate averages into simple monthly budgets for Nagoya condo owners. |
| NTA - Non-Resident Seller Withholding | Official NTA rule creating cash flow obligations for buyers in specific cases. | We used it to flag the surprise withholding cost foreign buyers often miss. We also used it to explain the personal-use exception and seller residency verification. |
| MLIT - Minpaku Portal FAQ | Official government portal for Japan's short-term rental framework. | We used it to ground short-term rental compliance costs in a government source. We also used it to frame minpaku as a regulated activity with fees beyond normal renting. |
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