Buying an apartment in Japan in 2026
Foreigners can buy without a permit and with freehold land, but an apartment brings no visa. Tokyo prices, the purchase process, taxes and two new obligations in 2026.
In short
- Any foreigner can buy: without a permit and with freehold land.
- Prices: a 70 m² apartment in central Tokyo cost about $810,000 in August 2026.
- Deal costs are usually 6-8% of the price: agent's commission, acquisition and registration taxes.
- New in 2026: a purchase report to the Bank of Japan within 20 days and a nationality declaration at registration; a purchase brings no visa.
In detail
A foreigner can buy an apartment in Japan on the same terms as a Japanese citizen: without a permit, with freehold land and with no restrictions by nationality. A purchase does not bring a visa, and in 2026 deals gained two new obligations: a purchase report to the Minister of Finance and a nationality declaration at registration. Property search and checks are described on our property in Japan page; here is the short answer: what it costs, how to buy and what to keep in mind.
How much an apartment in Japan costs in 2026
Tokyo is the most expensive market in the country. In August 2026 a 70 m² resale apartment in Tokyo's 23 central wards cost about 127 million yen on average, about $810,000, and prices have edged down for the third month running. In other big cities, such as Osaka, and even more so in the regions, housing is considerably cheaper.
The rate on 6 October 2026 is about 158 yen to the dollar. The weak yen makes Japanese property cheaper for a buyer with dollars than a few years ago, but rent converted into dollars also brings in less.
How to buy an apartment in Japan: step by step
- Goal and budget. A home for yourself, a rental or an investment: the area and type of building depend on it.
- Registry check. The real estate registry extract shows the owner, any mortgage and third-party rights.
- Contract and deposit. The sale contract is signed and a deposit paid, usually 5-10% of the price.
- Settlement and registration. The balance is paid on handover, and a registration specialist registers ownership. Since 5 October 2026 a new owner declares their nationality at registration; it is not shown in the register.
- Purchase report. Since 1 April 2026 a non-resident files a report to the Minister of Finance through the Bank of Japan within 20 days, even if the apartment is for their own use.
- Tax representative. A non-resident needs one to receive notices and pay taxes in Japan.
The main reason deals fall through is not Japanese bureaucracy but money: a transfer from abroad must be backed by documents on the source of funds.
How much the purchase costs: taxes and fees
| Cost | Amount |
|---|---|
| Agent's commission for properties over 4 million yen | no more than 3% of the price plus ~$380 and consumption tax |
| Real estate acquisition tax | 3% of the assessed value for housing |
| Ownership registration tax | up to 2% of the assessed value |
| Registration specialist | at their rate |
| Annual fixed asset tax | 1.4% of the assessed value |
| Annual city planning tax | up to 0.3% of the assessed value |
Example calculation. An apartment for 50 million yen, about $320,000. The agent's commission is about $11,000. Acquisition and registration taxes are calculated on the assessed value, which is usually below the sale price. Purchase costs usually total 6-8% of the price, about $26,000 at the upper end, about $350,000 in all. This excludes the tax representative and the money transfer.
If a company rents the apartment, it withholds 20.42% of the rent, and the final tax is worked out on a tax return with expenses deducted. Owner tax rates are on the taxes in Japan page.
6-8% in deal costs is predictable, a missed report costs more
The law does not forbid buying an apartment in Japan on your own. But mistakes cost more than taxes: a mortgage or third-party rights in the register, a transfer from abroad without source-of-funds documents, a Bank of Japan report missed within 20 days, and tax notices with no representative in the country. We find and check the property, support the contract, settlement and registration, prepare the purchase report and find a tax representative and a management company for letting. We guarantee professional work and a transparent process.
The cost of support depends on the property and the goal; our manager in the chat will calculate it.
Does buying an apartment give a Japanese visa
No. An apartment or a house does not give the right to live in Japan. Moving requires a separate status: work, business manager, whose requirements rose sharply from 16 October 2025, or permanent residence after many years in the country. How to get there is covered in permanent residence in Japan.
How we help
The law does not forbid buying an apartment on your own. But mistakes cost more than taxes: a mortgage or third-party rights in the register, money without proven origin, a missed report to the Bank of Japan. Murblz specialists find and check the property, support the contract, settlement and registration, prepare the purchase report and help with a tax representative and letting. Our manager in the chat will calculate the cost of support.
Property in Japan
Search, registry checks and support for the deal through to registration.
Learn more →Account in Japan
A bank account for the deal and rental payments.
Learn more →Life in Tokyo
Districts, prices and daily life in the country's most expensive city.
Learn more →We will calculate the purchase for your budget. Tell us what the apartment is for, in which city and where the money will come from. We will show the taxes, deal costs and what to prepare for the bank.
FAQ
Can a foreigner buy an apartment in Japan?
How much does an apartment in Tokyo cost in 2026?
What taxes apply when buying an apartment in Japan?
Does buying an apartment give a Japanese visa?
Don’t want to figure this out alone?
We handle the whole process end to end: we check your documents, match a program to your situation and give you honest timelines and costs. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
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