Authored by the expert who managed and guided the team behind the Japan Property Pack
Yes, the analysis of Osaka's property market is included in our pack
Osaka is one of the most foreigner-friendly real estate markets in Asia, allowing non-Japanese buyers to purchase and fully own property, including land, without nationality restrictions.
This guide covers everything you need to know about buying residential property in Osaka as a foreigner in January 2026, from legal rights and visa rules to mortgages and taxes.
We constantly update this blog post to reflect the latest regulations, market conditions, and practical advice for foreign buyers in Osaka.
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 Osaka.
Insights
- Osaka is among the few major Asian cities where foreigners can own freehold land outright in their own name, with ownership proven through Japan's official property registry system.
- Japan has no "golden visa" program, so buying an Osaka apartment or house does not grant you residency rights or a path to citizenship.
- Non-resident foreign buyers in Osaka typically need 30% to 50% down payment for mortgages, compared to 10% to 20% for residents with stable Japanese income.
- Fixed-rate Flat 35 mortgages in Osaka are running around 2.2% to 2.35% in January 2026, while floating rates for qualified borrowers range from 0.9% to 2.0%.
- Annual property taxes in Osaka typically run about 0.5% to 1.1% of your purchase price because the tax base uses assessed value, not market price.
- Around 7% to 10% of your Osaka property purchase price will go toward closing costs, with the real estate agent fee being the largest single expense.
- Many Osaka condominiums ban short-term rentals like Airbnb through building bylaws, even when city regulations technically allow minpaku licensing.
- The judicial scrivener, not a lawyer or notary, is the key professional in Osaka property transactions because ownership is determined by official registration.
What can I legally buy and truly own as a foreigner in Osaka?
What property types can foreigners legally buy in Osaka right now?
In January 2026, foreigners can legally buy virtually any residential property type in Osaka, including condominium apartments (called "mansions" in Japan), detached houses, townhouses, and even older vacant homes known as akiya.
The most important condition to understand is that Japan's system proves ownership through registration in the official real property registry, not through contracts or possession, so proper documentation matters more than in many other countries.
There is no blanket nationality-based ban on foreign property ownership in Osaka, meaning a buyer from any country can purchase and hold title in their own name without requiring local partners or corporate structures.
However, non-resident buyers should expect extra documentation requirements for the Legal Affairs Bureau and may face practical friction with banking and ongoing tax administration compared to buyers who live in Japan.
Finally, please note that our pack about the property market in Osaka is specifically tailored to foreigners.
Can I own land in my own name in Osaka right now?
Yes, foreigners can generally buy freehold land in Osaka in their own name, which is relatively rare among major Asian real estate markets where land ownership by non-citizens is often restricted.
The main caveat is that some Osaka houses sit on leasehold land rather than freehold, meaning you own the building but lease the ground beneath it, so you should always verify land tenure status in listings and legal documents before committing.
For non-residents, the practical challenge is often proving your identity and address to the Legal Affairs Bureau's standards, which your judicial scrivener will help navigate through acceptable documentation from your home country.
As of 2026, what other key foreign-ownership rules or limits should I know in Osaka?
As of January 2026, the main compliance rule affecting foreign buyers in Osaka is the reporting requirement under Japan's Foreign Exchange and Foreign Trade Act (FEFTA), which requires non-residents to file a post-transaction report through the Bank of Japan for certain property purchases.
There is no foreign ownership quota for apartments or condominiums in Osaka, unlike some Southeast Asian markets that cap foreign ownership at a percentage of total units in a building.
The FEFTA reporting obligation is administrative rather than a permission system, meaning you do not need government approval before buying, but you must complete the paperwork after the transaction closes.
Japan has been discussing potential restrictions on foreign purchases near sensitive sites like military bases, but as of January 2026, no blanket new rules have taken effect that would change the fundamentals of buying residential property in Osaka.
What's the biggest ownership mistake foreigners make in Osaka right now?
The single biggest ownership mistake foreigners make in Osaka is assuming that "I can buy it" means "I can use it however I want," especially when it comes to renting the property short-term through platforms like Airbnb.
If you buy an Osaka condo planning to run it as a vacation rental and later discover the building's management bylaws prohibit minpaku (short-term stays), you could be stuck with a property that does not generate the income you expected and may be difficult to resell to other investors.
Other classic pitfalls in Osaka include buying a house without realizing it sits on leasehold land rather than freehold, underestimating how much Japan's system depends on proper registration and documentation, and failing to budget adequately for the real estate acquisition tax that arrives months after closing.
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 Osaka?
Do I need a specific visa to buy property in Osaka right now?
No, you do not need a specific visa or residency status to buy property in Osaka in January 2026, and yes, you can legally purchase real estate while visiting Japan on a tourist visa.
The most common administrative barrier for non-residents is obtaining a Japanese bank account and mortgage financing, since most lenders strongly prefer or effectively require buyers to be residents with stable income in Japan.
You do not need a local tax ID (My Number) before purchasing, but you will need a workable system to receive property tax bills and handle rental income filings, which is why many non-resident owners appoint a tax agent in Japan.
Foreign buyers typically need to present a valid passport, proof of address from their home country (often notarized or apostilled), and sometimes a certificate of legal capacity to contract, with exact requirements varying based on your nationality and the Legal Affairs Bureau handling your registration.
Does buying property help me get residency and citizenship in Osaka in 2026?
As of January 2026, buying property in Osaka does not help you get residency or citizenship because Japan does not operate a real estate-based "golden visa" or investor immigration program.
Owning an Osaka apartment or house gives you no right to live in Japan long-term, no pathway to permanent residency, and no advantage in citizenship applications.
If you want to live in Osaka full-time, you need to qualify for a standard status of residence such as a work visa, spouse visa, business manager visa, or one of Japan's other immigration categories, all of which are evaluated independently from any property you might own.
We give you all the details you need about the different pathways to get residency and citizenship in Osaka here.
Can I legally rent out property on my visa in Osaka right now?
Your visa status does not prevent you from owning and renting out property in Osaka, meaning you can collect rental income as a non-resident property owner without needing a work visa or business visa.
You do not need to live in Japan to rent out your Osaka property, and many foreign owners manage their investments remotely by hiring a local property management company to handle tenants, maintenance, and paperwork.
The key details foreigners must know are that you will owe Japanese income tax on rental earnings (typically requiring a tax agent to file for you), your building's management bylaws may restrict or ban short-term rentals regardless of city rules, and Osaka's minpaku regulations add another layer of compliance for vacation-style rentals.
We cover everything there is to know about buying and renting out in Osaka here.
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How does the buying process actually work step-by-step in Osaka?
What are the exact steps to buy property in Osaka right now?
The standard sequence to buy property in Osaka starts with finding an agent and viewing properties, then submitting an offer, conducting due diligence on title and building rules, signing the purchase contract with a deposit, finalizing financing if applicable, completing settlement with remaining payment, and finally registering ownership at the Legal Affairs Bureau through a judicial scrivener.
You do not necessarily need to be physically present in Osaka for every step, as many foreign buyers complete transactions using a power of attorney, though some banks may require in-person appearances if you are financing the purchase.
The deal becomes legally binding when both parties sign the formal purchase contract and the buyer pays the deposit, which is typically around 5% to 10% of the purchase price.
From accepted offer to final registration, most Osaka property purchases take between one and three months, though cash deals can close faster and financed purchases with complex documentation can take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Osaka.
Is it mandatory to get a lawyer or a notary to buy a property in Osaka right now?
Neither a lawyer nor a notary is legally mandatory for a standard residential property purchase in Osaka, unlike many Western countries where notarial involvement is required by law.
The most important professional in Osaka real estate transactions is the judicial scrivener (shiho shoshi), who handles the registration paperwork that actually proves your ownership, while lawyers are typically only needed for complex disputes or unusual transaction structures.
When engaging a judicial scrivener, make sure their scope explicitly includes verifying the current registry status, preparing all registration documents, attending the closing to confirm fund transfers, and submitting the ownership transfer to the Legal Affairs Bureau on your behalf.
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 Osaka?
How do I verify title and ownership history in Osaka right now?
The official source to verify title and ownership history in Osaka is the real property registry maintained by the Legal Affairs Bureau (Homukyoku), which records the current owner, any mortgages or liens, and rights like easements.
The key document you should request is a certified copy of the property registry (toki jiko shomeisho), which shows the official record of who owns the property and what encumbrances exist.
A typical look-back period for ownership history checks in Osaka is around 10 to 20 years, though your scrivener may recommend going further back if there are any irregularities or if the property has changed hands frequently.
A clear red flag that should stop or pause your purchase is any unresolved inheritance registration, disputed ownership claims, or mortgage registrations that the seller cannot demonstrate will be discharged at closing.
You will find here the list of classic mistakes people make when buying a property in Osaka.
How do I confirm there are no liens in Osaka right now?
The standard way to confirm there are no liens or encumbrances on an Osaka property is to obtain and review the certified registry copy from the Legal Affairs Bureau, where all mortgages, liens, and other registered rights must appear by law.
The most common type of lien to specifically ask about in Osaka is a mortgage registration (teitouken), but you should also check for any unpaid management fees or repair reserve arrears on condominiums, which may not appear in the registry but can transfer to you as the new owner.
The best proof of lien status is the certified registry copy itself, combined with a written statement from the condo management association (for apartments) confirming no outstanding fees, and confirmation from the seller's lender that any existing mortgage will be discharged at settlement.
How do I check zoning and permitted use in Osaka right now?
The authority to check zoning and permitted use for an Osaka property is the city's urban planning division (toshi keikaku ka), where you can access zoning maps and confirm what activities are legally allowed on the land.
The key document that confirms zoning classification is the city planning map (toshi keikaku zu), which shows whether your property sits in a residential zone, commercial zone, or mixed-use area, along with any building height or coverage restrictions.
A common zoning pitfall foreign buyers miss in Osaka is assuming they can renovate or rebuild freely, when in fact older properties may be "legally non-conforming" under current building codes, or the lot may be too small to rebuild if the existing structure is demolished.
Buying real estate in Osaka 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 Osaka, and on what terms?
Do banks lend to foreigners for homes in Osaka in 2026?
As of January 2026, yes, Japanese banks do lend to foreigners for home purchases in Osaka, though approval depends much more on your residency status and income profile than on your nationality.
Foreign borrowers in Osaka typically see loan-to-value ratios ranging from 50% to 80% depending on their profile, with residents who have stable Japanese income qualifying for higher LTV and non-residents usually needing larger down payments of 30% to 50%.
The single most important eligibility factor is whether you are a resident of Japan with verifiable income, as most mainstream lenders require a Japan-based employment contract, several years of residency, and sometimes permanent residency status for their best terms.
You can also read our latest update about mortgage and interest rates in Japan.
Which banks are most foreigner-friendly in Osaka in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in Osaka are SMBC Trust Bank PRESTIA (which explicitly markets English-language mortgage support), along with the megabanks MUFG, SMBC, and Mizuho, which can work with foreign residents who have their Japanese paperwork in order.
The key feature that makes PRESTIA stand out is their dedicated English-speaking staff and mortgage products designed specifically for international clients, which reduces the language barrier that makes other banks challenging for non-Japanese speakers.
Most of these foreigner-friendly banks still prefer or require local residency, meaning non-residents without a Japan address and income will find it much harder to qualify, even at banks with English support.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Osaka.
What mortgage rates are foreigners offered in Osaka in 2026?
As of January 2026, foreigners qualifying for mortgages in Osaka can expect fixed-rate Flat 35 loans around 2.2% to 2.35% for terms of 21 to 35 years, while floating-rate home loans for well-qualified borrowers range from approximately 0.9% to 2.0% depending on credit profile and down payment.
Fixed-rate mortgages through the Flat 35 program offer payment certainty over the full loan term but start higher than floating rates, while variable-rate loans from major banks can be significantly cheaper initially but carry the risk of increasing as Japan's interest rate environment continues to shift away from near-zero levels.
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 Osaka?
What are the total closing costs as a percent in Osaka in 2026?
Total closing costs for an Osaka property purchase in 2026 typically run around 7% to 10% of the purchase price for most standard transactions.
The realistic range spans from about 6% for simple cash deals with minimal complications to around 12% for financed purchases with higher agent fees and complex registration requirements.
The main fee categories that make up closing costs in Osaka include the real estate agent commission, registration and recording fees, judicial scrivener fees, stamp duty, real estate acquisition tax (which may arrive months later), and loan-related fees if you are financing.
The single largest contributor is usually the real estate agent fee, which in Japan follows a formula of roughly 3% of the purchase price plus a fixed amount plus consumption tax, often totaling around 3.3% to 3.5% of the transaction value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Osaka.
What annual property tax should I budget in Osaka in 2026?
As of January 2026, you should budget approximately 0.5% to 1.1% of your purchase price per year for annual property taxes on a typical Osaka residential property, which translates to roughly 150,000 to 350,000 yen (about 1,000 to 2,400 USD or 900 to 2,200 EUR) for a property purchased at 30 million yen.
Annual property tax in Osaka is assessed as a percentage of the municipality's assessed value (not your purchase price), with the standard fixed asset tax at 1.4% and city planning tax at up to 0.3%, but since assessed values are typically well below market prices, your effective rate ends up lower than the headline 1.7%.
How is rental income taxed for foreigners in Osaka in 2026?
As of January 2026, foreign property owners earning rental income in Osaka face Japanese income tax at progressive rates that can reach 20% to 30% or higher on net rental income, depending on total Japan-source earnings and applicable deductions.
The basic requirement is that non-resident landlords must either file annual tax returns in Japan or appoint a tax agent (nozei kanrinin) who receives notices and handles filings on their behalf, and some tenants or management companies may withhold tax at source before paying you.
What insurance is common and how much in Osaka in 2026?
As of January 2026, typical annual insurance premiums for a standard Osaka home policy range from about 20,000 to 60,000 yen for fire insurance (roughly 130 to 400 USD or 120 to 370 EUR) plus an optional 30,000 to 80,000 yen for earthquake coverage (about 200 to 550 USD or 180 to 500 EUR).
The most common type of property insurance that Osaka owners carry is fire insurance (kasai hoken), which covers fire, lightning, windstorm, and often water damage, and is typically required by lenders if you have a mortgage.
The single biggest factor affecting insurance premiums in Osaka is the building's construction type and age, with newer reinforced concrete condominiums costing significantly less to insure than older wooden detached houses, especially for earthquake coverage.
Get the full checklist for your due diligence in Osaka
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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 Osaka, 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 |
|---|---|---|
| Japan Ministry of Justice | It's the government body that runs Japan's property registration system. | We used it to explain how ownership is legally proven through registration in Osaka. We also referenced it to clarify why proper documentation matters more than possession. |
| Japanese Law Translation (FEFTA) | It's an official government portal for translated Japanese laws. | We used it to explain that foreigners can buy property but some transactions trigger reporting rules. We referenced it to frame the "reporting is not restriction" point for non-resident buyers. |
| Ministry of Finance (FEFTA PDF) | It's the finance ministry's official publication of the governing law. | We used it to corroborate definitions of resident versus non-resident that affect reporting. We referenced it to keep legal explanations verifiable rather than blog-based. |
| National Tax Agency | It's Japan's national tax authority explaining taxes to non-residents. | We used it to anchor tax concepts that affect foreigners during purchase, holding, and rental income. We referenced it to keep tax guidance practical and compliant. |
| Bank of Japan | It's Japan's central bank and primary source for interest rate data. | We used it to understand the interest rate backdrop affecting mortgage pricing in early 2026. We referenced it to avoid guessing when describing loan rate trends. |
| Japan Housing Finance Agency | It's the government-linked agency behind the Flat 35 mortgage program. | We used it to explain what Flat 35 is and why it's a benchmark for fixed-rate mortgages. We referenced it as the institutional anchor for rate discussions. |
| JHF Flat 35 Rate Portal | It's the official rate aggregation page for Flat 35 across lenders. | We used it to validate the structure of Flat 35 rates including LTV buckets and terms. We referenced it to triangulate January 2026 rate figures. |
| Niigata Shinkin (Jan 2026 rates) | It's a regulated Japanese financial institution publishing current rates. | We used it as a concrete, date-stamped January 2026 rate snapshot. We referenced it alongside JHF data to avoid relying on a single source. |
| MLIT Land Trends Report | It's Japan's land and transport ministry summarizing official price trends. | We used it to provide Osaka-specific market context on rising land prices. We referenced it to keep the article tailored to Osaka rather than generic Japan. |
| DLA Piper RealWorld | It's a reputable international law firm summarizing Japanese tax rules. | We used it to cross-check fixed asset tax and city planning tax rates. We referenced it as a sanity check against government explanations. |
| ARES Japan Property Index | It's Japan's recognized real estate securities association. | We used it to support the idea that Japan has transparent institutional property benchmarks. We referenced it for market credibility context. |
| SMBC Trust Bank PRESTIA | It's a major bank brand explicitly marketing mortgages to internationals. | We used it to identify which banks are practically foreigner-friendly in Osaka. We referenced it to describe eligibility realities for non-Japanese 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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