Miyake & Partners | Japanese Law Explained | October 2026

Japan has millions of vacant homes, known as akiya, and some sell for a fraction of what a similar house would cost elsewhere. The low price usually reflects problems that a listing does not mention. Most of them can be found before you sign, but not after.

Can foreigners buy property in Japan?

Yes. Japan generally places no nationality or visa restriction on buying land or buildings. Owning a home in Japan does not, however, give you any right to live there; a visa is a separate matter.

Foreign buyers, especially those living outside Japan, should know four recent rules:

Since April 2026, buyers living abroad must report almost any property acquisition, including a home or holiday home, to the Minister of Finance (through the Bank of Japan) within 20 days.
Since April 2024, a buyer without a Japanese address must provide a contact point in Japan (or state that there is none) when registering ownership.
Near defence facilities and other designated sensitive sites, plots of 200 m² or more require notice to the government before the contract.
Since 5 October 2026, every individual registering ownership of Japanese property, Japanese or foreign, must declare their nationality on registration.

Further rules on foreign ownership are under discussion. We monitor these changes for our clients.

Five checks before you sign

Check	Why it matters
Who really owns it	Many akiya are still registered to a deceased owner or shared among several heirs. Although registering an inheritance has been mandatory since April 2024, many older cases remain unresolved. The seller cannot transfer title until that is done, and extensions are often unregistered.
Road access	A house whose plot does not meet a road recognised under the Building Standards Act (usually at least 4 m wide, with at least 2 m of frontage) generally cannot be rebuilt once demolished or destroyed. Such properties are cheap for a reason and hard to resell.
Zoning and land use	In rural control zones, renovation and change of use are restricted. Farmland cannot be bought without permission from the local agricultural committee.
Building condition	Houses built before June 1981 were designed to older earthquake standards. Repair or reinforcement can cost more than the house itself.
Contract terms	Akiya sold by private owners are often sold “as is”, excluding the seller’s liability for defects. A licensed real estate company selling as the seller generally cannot exclude this liability. The contract and disclosure statement will be in Japanese.

After you buy

Ownership brings ongoing duties. You pay annual property tax and must keep the house in reasonable condition. If a vacant house is left to deteriorate, the municipality can issue guidance and then a formal recommendation, at which point the land loses its residential tax reduction, sharply raising the tax bill.

If you live abroad, you will need someone in Japan to look after the property, and you must appoint a tax agent in Japan to handle your property tax. If you later sell while living abroad, the buyer generally must withhold 10.21% of the price as tax, which you then settle through a Japanese tax return. No withholding is required if the buyer is an individual acquiring the house as a home for themselves or their family for ¥100 million or less.

How we can help

Miyake & Partners advises foreign buyers on Japanese property, in English. Before you sign, we can check the title, review the contract and disclosure statement, and identify the legal risks in the checks above. After the purchase, we can assist with registration, government reports and later disputes.

A short review before signing costs far less than resolving a problem afterwards. Please contact us with the listing or contract you are considering.

Cross-Border Team: cross-border@miyake.gr.jp
Yasuchika Fukuda, Partner: y-fukuda@miyake.gr.jp

NOTICES

THIS DOCUMENT IS PROVIDED FOR INFORMATION PURPOSES ONLY; IT DOES NOT CONSTITUTE AND SHOULD NOT BE RELIED UPON AS LEGAL ADVICE.

THIS DOCUMENT IS BASED ON THE LEGISLATION IN FORCE AT THE TIME OF PUBLICATION. THE CONTENT MAY CHANGE DUE TO LEGAL REVISIONS, SO PLEASE CHECK THE LATEST INFORMATION.