Plan your budget, check the property, and understand the steps from offer to handover. Start here whether you live in Japan or are considering a purchase from overseas.
Check ownership, residence and financing separately
Buying a property does not itself grant a visa or residence status. Check permission to stay or live in Japan with the Immigration Services Agency, and mortgage eligibility with the lender.
Your total budget and ongoing payments
Homes with the same asking price can have different purchase costs and monthly expenses. Ask for an itemised estimate and a payment schedule.
The property itself＋Purchase costs＝Purchase budget
Brokerage fee
Agree the amount within the legal limit and the payment schedule when appointing an agent. Costs differ by transaction; a direct purchase from the seller may have no brokerage fee.
Confirm when appointing the agent
Contract and acquisition taxes
Check stamp duty on the contract and real-estate acquisition tax. Amounts and relief depend on the property, contract format and purchase conditions.
At contract or after acquisition, as applicable
Registration tax and professional fees
Check registration tax for ownership transfer and any mortgage, judicial scrivener fees, and the cost of certificates and translations.
Mainly at completion and registration
Mortgage costs
Ask the lender about arrangement and guarantee fees, interest, insurance and early repayment terms. The loan amount alone is not your total budget.
Request an estimate when discussing financing
Insurance, moving and repairs
Allow for property insurance, moving, furniture, equipment and repairs before moving in. Obtain repair quotes based on the condition and work you need.
Around handover
Monthly and annual ownership costs
Check property and city planning taxes where applicable, apartment management and repair reserve payments, insurance, upkeep and mortgage repayments. Ask about planned reserve increases or one-off charges.
Continue after purchase
The deposit is usually part of the purchase price. Do not add it twice to your budget. Check how much cash is due at signing and the cancellation terms.
FROM ENQUIRY TO HANDOVER
The purchase process
Timing depends on the property, financing and documents. Agree the decisions and schedule for each stage before signing.
01
Set your purpose and budget
Decide whether you will live in the property or rent it out. List your preferred area, bedrooms, floor area and purchase date. Set a total budget that includes purchase costs and the payments you will make after buying.
If you need a mortgage, speak to a lender before making an offer. Requirements for residence status, employment, income and savings vary by lender and product. For an overseas transfer, check the time needed, exchange rates and documents showing the source of funds.
02
Compare homes and check the property
Visit where possible. Check space for furniture, daylight, noise and the route to the station. Look at earthquake resistance, repair records and equipment condition as well as the building age.
For an apartment, review management fees, repair reserve payments, the long-term repair plan and building rules. For a house or land, check boundaries, road access and building restrictions. A property with a tenant may not be available for you to move into after purchase.
03
Make an offer and agree the conditions
Tell us your proposed price, payment method, and preferred contract and handover dates. Agree the conditions with the seller, including which equipment stays and how repairs will be handled.
An offer and a sale contract are separate stages. If you need a mortgage, check what happens if financing is refused. Allow enough time for travel, documents and overseas transfers.
04
Review the explanation and sale contract
Before signing, a licensed real-estate transaction specialist explains the important matters, including rights, legal restrictions, costs and property condition. Read the sale contract for the deposit, payment dates, handover conditions, cancellation terms, penalties and liability for defects or other non-conformity.
If the contract includes a financing condition, check the loans it covers, your application obligations, and the approval and cancellation deadlines. Ask questions before signing. Agree any interpreting or translation arrangements and their cost.
05
Complete payment, registration and handover
Coordinate identity checks, payment of the balance, ownership registration and the key handover with the lender, judicial scrivener and seller. Check the settlement of taxes and management charges.
At handover, check equipment, keys and documents. Arrange utilities, building-management notifications and future tax payments. If you will remain overseas, confirm property management, a local contact and tax procedures with the relevant professionals.
What to check at a viewing
Check how the home will work for you and what it may cost to maintain.
01
Space and everyday use
Check bedrooms, usable space for furniture, storage, laundry space, daylight and noise. Compare the listed floor area with the space you can actually use.
02
Building and management
Review earthquake resistance, repairs, plumbing and shared areas. For an apartment, check the repair plan, reserve balance, arrears, rules and planned work.
03
The neighbourhood and hazard information
Walk to the station at your usual commuting time and look for shops and parks. Read the local hazard maps and consider the floor level and evacuation options.
04
Rights and permitted use
Check freehold or leasehold rights, boundaries, road access and existing tenants. Confirm whether your intended use, letting, pets and alterations are permitted.
Required documents depend on your address, nationality, ownership arrangements and financing. Check with the judicial scrivener and lender before setting contract dates.
If you live in Japan
Confirm the identity and address documents, residence certificate and seal certificate required for your transaction, including their validity. A lender may also need evidence of income and employment.
Check that your name is recorded consistently across documents and bank accounts.
If you live overseas
Ask the judicial scrivener which overseas address evidence, signature certification and translations are needed for registration. Confirm any power of attorney, identity checks and whether you must visit Japan.
Check transfer arrival dates, fees, exchange rates and source-of-funds checks. Also plan contacts, management and tax procedures after purchase.
Contract language and professional advice
Agree your consultation language and how you will understand the important-matters explanation and contract. Confirm the scope and cost of translations and their relationship to the original.
Confirm financing with the lender, registration with the judicial scrivener and tax questions with a tax professional.
Remote completion is not available in every case. Allow time for obtaining, certifying and sending documents, and confirm which steps require your attendance.
HOUSING ADVICE
Ask us about renting or buying
Send your budget, move date and the number of bedrooms you need on LINE. If you are still deciding, tell us what you know.
Rules, taxes and lending requirements can change. Use these official resources and confirm the details with the professionals handling your transaction.
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