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
Buying property in Osaka as a foreigner comes with a unique set of costs, taxes, and fees that can catch first-time buyers off guard if they don't plan ahead.
This guide breaks down exactly what you'll pay at each stage of the buying process, from contract signing to ownership, so you can budget with confidence.
We constantly update this blog post to reflect the latest tax rates, fee structures, and regulatory changes affecting property 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.
Overall, how much extra should I budget on top of the purchase price in Osaka in 2026?
How much are total buyer closing costs in Osaka in 2026?
As of early 2026, the estimated total buyer closing costs in Osaka typically range from 6% to 9% of the purchase price, which means on a ¥50 million property (around $330,000 or €310,000) you should expect to pay roughly ¥3 million to ¥4.5 million ($20,000 to $30,000 or €19,000 to €28,000) in additional costs.
If you keep expenses to the bare legal minimum by buying directly from a seller without an agent and paying cash, your closing costs in Osaka can drop to around 3% to 5% of the purchase price, meaning approximately ¥1.5 million to ¥2.5 million ($10,000 to $17,000 or €9,000 to €16,000) on that same ¥50 million property.
At the high end, if you use a buyer's agent, take out a Japanese mortgage, hire translators, and commission extra legal checks, your total closing costs in Osaka could realistically reach 9% to 12% of the purchase price, or roughly ¥4.5 million to ¥6 million ($30,000 to $40,000 or €28,000 to €37,500).
The main factors that push your Osaka closing costs toward the low or high end include whether you use a real estate agent (which alone adds about 3.3% in fees), whether you finance with a mortgage (adding loan and guarantee fees), and how much professional translation or due diligence you need.
What's the usual total % of fees and taxes over the purchase price in Osaka?
The usual total percentage of fees and taxes over the purchase price in Osaka falls between 6% and 9% for most standard residential transactions involving a buyer's agent.
This realistic range covers the majority of property purchases in Osaka, though simpler cash deals without agents can fall closer to 4% while complex financed purchases with full professional support can push toward 10%.
Of that total percentage, roughly 2% to 4% goes to government taxes (stamp duty, registration tax, and acquisition tax), while the remaining 3% to 5% covers professional service fees like the real estate agent commission, judicial scrivener fees, and optional services.
By the way, you will find much more detailed data in our property pack covering the real estate market in Osaka.
What costs are always mandatory when buying in Osaka in 2026?
As of early 2026, the mandatory costs when buying property in Osaka include stamp duty on the purchase contract (a few hundred to tens of thousands of yen depending on price), registration and license tax when transferring ownership (typically 1.5% to 2% for land and 0.3% to 2% for buildings), real estate acquisition tax billed by Osaka Prefecture after purchase (3% for residential properties through March 2027), judicial scrivener fees for handling the registration paperwork (typically ¥80,000 to ¥200,000), and prorated taxes and condo fees settled at closing.
While not strictly mandatory, optional costs highly recommended for foreign buyers in Osaka include professional translation or interpreting services (¥30,000 to ¥100,000), additional due diligence checks on building condition and compliance, and tax advisor setup if you plan to rent the property out as a non-resident.
Don't lose money on your property in Osaka
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What taxes do I pay when buying a property in Osaka in 2026?
What is the property transfer tax rate in Osaka in 2026?
As of early 2026, Japan doesn't have a single "property transfer tax" but instead charges registration and license tax (a national tax of 1.5% to 2% for land and 0.3% to 2% for buildings depending on conditions) plus real estate acquisition tax (an Osaka Prefecture tax currently reduced to 3% for residential land and housing through March 2027).
There are no extra transfer taxes for foreigners buying property in Osaka, as all tax rates apply based on property type and use rather than the buyer's nationality.
Buyers generally do not pay VAT (consumption tax) as a separate closing cost on residential property purchases in Osaka because land is not subject to consumption tax and the building portion is typically already included in the contract price when sold by a business.
Stamp duty in Osaka is paid at contract signing by purchasing and affixing the proper revenue stamp (or electronic equivalent) to the document, with amounts ranging from ¥200 for contracts under ¥500,000 up to ¥480,000 for contracts over ¥5 billion, and reduced rates apply through March 31, 2027.
Are there tax exemptions or reduced rates for first-time buyers in Osaka?
Japan's tax relief for property buyers in Osaka is structured around residential use, floor area (typically 50 to 240 square meters), building age, and earthquake resistance standards rather than first-time buyer status specifically.
If you buy property through a company instead of as an individual in Osaka, the same registration and acquisition taxes still apply at purchase, but your ongoing income and eventual capital gains become subject to corporate taxation rules which are more complex to manage.
There is often a tax difference between new-build and resale properties in Osaka because registration tax reductions and acquisition tax relief calculations can differ based on building age, earthquake compliance certification, and whether the property meets specific residential criteria.
To qualify for reduced tax rates on residential property in Osaka, buyers must typically provide documentation showing the property meets floor area requirements, is used as the buyer's own residence, is registered within specified timeframes, and for older buildings, meets earthquake resistance standards.
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 Osaka in 2026?
How much does a notary or conveyancing lawyer cost in Osaka in 2026?
As of early 2026, Japan uses judicial scriveners (司法書士) rather than notaries for property registration work, and their fees in Osaka typically range from ¥80,000 to ¥200,000 ($530 to $1,330 or €500 to €1,250), with ¥120,000 ($800 or €750) being a strong mid-point estimate for a straightforward residential purchase.
Judicial scrivener fees in Osaka are typically charged as a flat rate that varies by transaction complexity, number of documents, and whether a mortgage is involved, rather than as a percentage of the property price.
Translation or interpreter services for foreign buyers in Osaka generally cost between ¥30,000 and ¥100,000 ($200 to $670 or €190 to €625) depending on whether you need remote support, half-day attendance at signing, or specialized legal interpreting.
If you plan to rent out your Osaka property as a non-resident, hiring a tax advisor is highly recommended and typically costs ¥100,000 to ¥300,000 ($670 to $2,000 or €625 to €1,875) per year for basic filing support and compliance help.
We have a whole part dedicated to these topics in our our real estate pack about Osaka.
What's the typical real estate agent fee in Osaka in 2026?
As of early 2026, the typical real estate agent fee in Osaka is legally capped at 3% of the purchase price plus ¥60,000 ($400 or €375) plus 10% consumption tax, which works out to roughly 3.3% of the purchase price for most transactions.
In Osaka, buyers typically pay their own agent if they use one, and sellers pay their own agent separately, though when one agent represents both sides they may collect fees from both parties within the regulated caps.
The realistic range for agent fees in Osaka spans from zero (if you buy directly from a seller or developer without representation) to the full legal cap of about 3.3% including tax, with limited room for negotiation below the cap on higher-priced properties or for repeat clients.
How much do legal checks cost (title, liens, permits) in Osaka?
Legal checks including title verification, liens search, and permits review in Osaka typically cost between ¥30,000 and ¥150,000 ($200 to $1,000 or €190 to €940), though much of this work is bundled into the scrivener and agent workflow for standard transactions.
Property valuation fees in Osaka, which are usually required when taking out a mortgage, typically cost between ¥50,000 and ¥200,000 ($330 to $1,330 or €310 to €1,250) depending on the lender's requirements and property complexity.
The most critical legal check that should never be skipped in Osaka is verifying clear title and confirming there are no outstanding liens, encumbrances, or boundary disputes, as these issues can be extremely costly to resolve 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 Osaka.
Get the full checklist for your due diligence in Osaka
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What hidden or surprise costs should I watch for in Osaka right now?
What are the most common unexpected fees buyers discover in Osaka?
The most common unexpected fees buyers discover in Osaka include prorated fixed asset tax and city planning tax settled at closing, prorated condo management fees and reserve fund contributions, the jump in land registration tax rates from 1.5% to 2.0% if your closing falls after March 31, 2026, and the post-acquisition FEFTA reporting requirement for non-residents that can become a paid administrative task if not handled by your agent.
Buyers in Osaka can potentially inherit unpaid property taxes or debts, though settlements typically prorate remaining-year taxes in the closing statement and a careful agent or scrivener should confirm the seller's tax payment status before completion.
Scams involving fake listings or fake fees do exist in Osaka as in any major city, so you should always verify contracts through licensed professionals, never wire money to unverified accounts, and work with established agents who are registered with the relevant authorities.
The fees usually not disclosed upfront by sellers or agents in Osaka include tax prorations, condo fee prorations, optional inspection costs, translation services, and mortgage-related add-ons like guarantee fees and insurance.
In our property pack covering the property buying process in Osaka, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Osaka?
If you buy a tenanted property in Osaka, you should budget an extra ¥50,000 to ¥200,000 ($330 to $1,330 or €310 to €1,250) for lease document translation, deposit (敷金) verification, and additional legal review to confirm your obligations as the new landlord.
When purchasing a tenanted property in Osaka, the buyer inherits the existing lease agreement and must honor its terms, including the tenant's right to remain, the rent amount, and the obligation to return the security deposit at lease end.
Terminating an existing lease immediately after purchase in Osaka is generally not possible unless the tenant agrees voluntarily, as Japanese law strongly protects tenant rights and landlords cannot evict tenants simply because ownership has changed.
A sitting tenant in Osaka typically lowers the property's market value by 10% to 30% compared to vacant units because it limits the buyer's flexibility, though this discount can work in your favor if you're purchasing specifically as an investment property.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Osaka.
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 Osaka?
Which closing costs are negotiable in Osaka right now?
The negotiable closing costs in Osaka include real estate agent fees (you can negotiate below the legal cap, especially on expensive properties), judicial scrivener fees (shop around for quotes), and optional services like translation, inspections, and additional due diligence checks.
Closing costs that are fixed by law and cannot be negotiated in Osaka include stamp duty, registration and license tax, and real estate acquisition tax, as these are set by national and prefectural government regulations.
On negotiable fees in Osaka, buyers can typically achieve discounts of 10% to 30% on scrivener fees by comparing quotes, and on agent fees, high-value transactions or repeat clients sometimes negotiate 0.5% to 1% below the standard cap.
Can I ask the seller to cover some closing costs in Osaka?
In Osaka, it is relatively uncommon for sellers to agree to cover buyer closing costs directly, though you can always request it as part of your negotiation.
The specific closing costs sellers in Osaka are most commonly willing to cover or offset include small repair credits after inspection, adjustments for property defects, or contributions tied to tenant status issues rather than outright payment of buyer taxes or fees.
Sellers in Osaka are more likely to accept covering some closing costs when the property has been on the market for a long time, when there are known defects, during buyer-favorable market conditions, or when you're competing against other offers and need a sweetener to close the deal.
Is price bargaining common in Osaka in 2026?
As of early 2026, price bargaining is common in Osaka and most sellers expect some negotiation, though how much you can achieve depends heavily on property type, time on market, location, and whether you're in a desirable neighborhood near major stations.
Buyers in Osaka typically negotiate between 2% and 6% below the asking price in normal market conditions, which on a ¥50 million property means potential savings of ¥1 million to ¥3 million ($6,700 to $20,000 or €6,250 to €18,750), with discounts of 8% to 10% or more possible on stale listings or properties with defects.
Don't sign a document you don't understand in Osaka
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What monthly, quarterly or annual costs will I pay as an owner in Osaka?
What's the realistic monthly owner budget in Osaka right now?
A realistic monthly owner budget in Osaka, excluding mortgage payments and utilities, typically ranges from ¥25,000 to ¥60,000 ($165 to $400 or €155 to €375) for a standard condominium.
The main recurring expense categories that make up this monthly budget in Osaka include averaged annual property taxes (fixed asset tax and city planning tax), condo management fees, building reserve fund contributions, and optional but recommended fire and earthquake insurance.
The realistic low-to-high range for monthly owner costs in Osaka depends heavily on property type, with standalone houses at the lower end around ¥15,000 to ¥30,000 ($100 to $200 or €95 to €190) since they have no condo fees, while larger condominiums in premium buildings can reach ¥80,000 to ¥100,000+ ($530 to $670+ or €500 to €625+) per month.
The monthly cost that tends to vary the most in Osaka is the condo management and reserve fund fees, which can range from ¥10,000 for older budget buildings to ¥50,000+ for newer luxury developments with extensive amenities and staffing.
You can see how this budget affect your gross and rental yields in Osaka here.
What is the annual property tax amount in Osaka in 2026?
As of early 2026, the annual property tax in Osaka consists of fixed asset tax at 1.4% of the assessed taxable value plus city planning tax at 0.3% in urbanized areas, totaling 1.7% of the assessed value which typically works out to roughly 0.5% to 1.2% of the market value.
The realistic low-to-high range for annual property taxes in Osaka depends on your property's assessed value, with a typical ¥50 million market-value property paying approximately ¥250,000 to ¥600,000 ($1,670 to $4,000 or €1,560 to €3,750) per year depending on how the assessed value compares to the purchase price.
Property tax in Osaka is calculated based on the government-assessed taxable value of the land and building, which is typically lower than the market price, with the owner of record on January 1 responsible for that year's tax bill paid in four installments.
Certain exemptions and reductions are available for property owners in Osaka, including residential land taxable value being effectively halved through March 2027, and various relief measures for small residential land parcels and newly built housing that meet specific criteria.
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 Osaka in 2026?
What tax rate applies to rental income in Osaka in 2026?
As of early 2026, non-resident foreign landlords in Osaka face a 20.42% withholding tax on gross rental income, which the tenant or property manager withholds and remits to tax authorities, though an important exception exists when an individual tenant rents the property for their own or family's residence.
Landlords in Osaka can deduct legitimate expenses from rental income including repairs, management fees, depreciation, insurance, and property taxes, though the practical ability to net down your tax burden depends on your residency status and whether you file a tax return in Japan.
The realistic effective tax rate after deductions for typical landlords in Osaka varies widely based on expenses and filing status, but non-resident landlords subject to withholding should budget for roughly 15% to 20% of gross rent going to taxes after accounting for some expense offsets.
Foreign property owners in Osaka who are non-residents pay the 20.42% withholding rate on rental income, which is different from the progressive income tax rates that Japanese residents pay, though filing a return can sometimes result in a refund if actual tax liability is lower.
Do I pay tax on short-term rentals in Osaka in 2026?
As of early 2026, short-term rental income in Osaka is subject to income tax (or withholding for non-residents) just like long-term rentals, plus an Osaka accommodation tax of ¥200 to ¥500 per person per night depending on the room rate, which took effect September 1, 2025.
Short-term rental income in Osaka is taxed similarly to long-term rental income from an income tax perspective, but the additional Osaka accommodation tax (no tax under ¥5,000 per night, ¥200 for ¥5,000 to ¥14,999, ¥400 for ¥15,000 to ¥19,999, and ¥500 for ¥20,000+) adds an operating cost that long-term landlords don't face.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Osaka.
Get to know the market before buying a property in Osaka
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
If I sell later, what taxes and fees will I pay in Osaka in 2026?
What's the total cost of selling as a % of price in Osaka in 2026?
As of early 2026, the total cost of selling a property in Osaka typically ranges from 4% to 7% of the sale price, not including any capital gains tax which is calculated separately on your profit.
The realistic low-to-high percentage range for total selling costs in Osaka spans from about 3.5% for simple transactions with negotiated agent fees to around 8% when including full agent commission, extensive legal work, and any mortgage prepayment penalties.
The specific cost categories that make up selling expenses in Osaka include real estate agent commission (typically 3% plus ¥60,000 plus tax), judicial scrivener fees for administrative paperwork, minor stamp duties on contracts, and any mortgage early repayment fees if applicable.
The single largest contributor to selling expenses in Osaka is almost always the real estate agent commission, which at the full legal cap of roughly 3.3% including tax represents about half or more of total selling costs.
What capital gains tax applies when selling in Osaka in 2026?
As of early 2026, capital gains tax on property sales in Osaka is approximately 20.315% (15% income tax plus 5% resident tax plus reconstruction surtax) if you've owned the property for more than five years as of January 1 of the sale year, or roughly 39.63% (30% income tax plus 9% resident tax plus surtax) if you've owned it for five years or less.
The main exemption to capital gains tax in Osaka is the ¥30 million ($200,000 or €187,500) special deduction available when selling your genuine primary residence, provided you meet specific conditions including actually living in the property.
Foreigners do not pay extra taxes or a different capital gains rate when selling property in Osaka, as the same rates apply based on holding period and taxable gain calculation regardless of nationality.
Capital gain in Osaka is calculated by taking the sale price minus the original purchase price, minus acquisition costs like agent fees and taxes paid at purchase, minus any capital improvements made during ownership, with depreciation for buildings also factored into the calculation.
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 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 |
|---|---|---|
| National Tax Agency (Stamp Duty) | Japan's official tax authority with legally binding rules. | We used it to confirm stamp duty amounts and reduction periods for purchase contracts in early 2026. We also verified when reduced rates expire. |
| National Tax Agency (Registration Tax) | Official NTA reference for registration and license tax rates. | We used it to ground the fact that registration tax is a national tax tied to registration events. We cross-checked rates with brokerage guides for clarity. |
| Osaka Prefecture (Acquisition Tax) | Official Osaka government page for local acquisition tax rules. | We used it to confirm the 3% reduced rate for residential properties through March 2027. We also verified Osaka's residential land taxable value reduction. |
| Osaka City (Property Tax) | Official Osaka City explanation of annual property tax calculations. | We used it to confirm the 1.4% fixed asset tax and 0.3% city planning tax rates. We also explained billing cadence and the January 1 owner rule. |
| MLIT (Agent Fee Regulations) | National ministry that regulates real estate agent remuneration caps. | We used it to confirm that agent commissions are legally capped, not arbitrary. We expressed the cap in the buyer-friendly formula format. |
| NTA English (Non-Resident Rental Income) | Official NTA guidance for how non-residents are taxed on Japan rental income. | We used it to confirm the 20.42% withholding rate with its important exception. We provided practical rule-of-thumb guidance for rental planning. |
| NTA (Capital Gains Basics) | Official NTA explanation of real estate capital gains categorization and rates. | We used it to confirm the long-term versus short-term split at five years. We based our "sell later" tax section on these rates. |
| NTA (Home Sale Deduction) | Official NTA page describing the ¥30 million primary residence deduction. | We used it to explain when this deduction can reduce capital gains tax. We included it to prevent over-budgeting for owner-occupiers. |
| Osaka Prefecture (Accommodation Tax) | Official Osaka page with accommodation tax brackets and effective dates. | We used it to quote per-person per-night tax levels effective from September 2025. We quantified this often-overlooked cost for short-term rental operators. |
| Ministry of Finance (FEFTA Reporting) | Japan's finance ministry describing legal reporting duties for non-residents. | We used it to flag the post-acquisition report requirement foreigners often miss. We included it as a surprise cost if nobody handles it properly. |
| Plaza Homes (Buying Costs Guide) | Major brokerage publishing transparent, itemized cost examples with Japanese tax names. | We used it to translate legal requirements into practical buyer-friendly lists. We derived realistic percentage ranges from their worked examples. |
| JETRO (Taxes Overview) | Government-related organization widely trusted by international investors. | We used it to cross-check the menu of taxes around property ownership. We verified we didn't miss any major tax category relevant to foreigners. |
Get fresh and reliable information about the market in Osaka
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Related blog posts