Can I Own a House in Japan on a Tourist Visa?

Everything You Need to Know About Buying Property in Japan as a Foreign Visitor

Japan’s mix of ancient tradition and futuristic cities makes it one of the most attractive places in the world to own real estate. Whether it’s a mountain retreat in Nagano, a sleek condo in Tokyo, or a fixer-upper in a sleepy rural town, the idea of owning a home in Japan is more achievable than many people think — even if you’re just visiting on a tourist visa.

But before you dive into real estate listings and start daydreaming about tatami mats and hot spring baths, there are a few key facts and considerations to keep in mind.

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Can You Own Property in Japan as a Foreigner on a Tourist Visa?

Yes, you absolutely can.

Japan allows full property ownership rights to foreigners, regardless of residency or visa status. That means:

• You can purchase land and buildings in your name.

• There are no restrictions based on nationality.

• You don’t need to be a resident or have a long-term visa to buy and own property.

This sets Japan apart from many other countries in Asia where foreigners can only lease land or must own property through a local entity.

What a Tourist Visa Allows — and Doesn’t Allow

A tourist visa typically grants you 90 days of stay in Japan, depending on your nationality. During this time, you can:

• View properties

• Sign contracts

• Meet with real estate agents, lawyers, and government offices

• Complete a property transaction

However, what you cannot do on a tourist visa is:

• Live in the property year-round

• Register as a legal resident

• Work or run a business from the property

• Rent it out for income without a proper license

So while you can legally own a home, you can’t use it as a full-time residence or operate rental income without complying with immigration and business laws.

How to Buy a Home in Japan While on a Tourist Visa

Here’s how the process typically works for non-resident buyers:

1. Find a Real Estate Agent Who Works with Foreign Buyers

Not all Japanese agents are equipped to handle international clients. Look for agencies in major cities or online platforms that offer bilingual services and understand foreign ownership processes.

2. Choose a Property

Whether it’s a city apartment or a countryside house, property values in Japan vary widely. Inexpensive rural homes (called “akiya”) may be available for under ¥5 million (≈$35,000), while central Tokyo condos often exceed ¥50 million (≈$350,000).

3. Hire a Judicial Scrivener

A judicial scrivener (司法書士) handles the legal paperwork and property registration process. You’ll need one to ensure that your name is correctly recorded on the title.

4. Sign the Sales Contract

This can be done while you’re in Japan or remotely using a representative with a power of attorney.

5. Pay the Costs

You’ll need to wire funds for:

• The purchase price

• Taxes and fees (stamp duty, registration tax, agent fee, legal fees)

• Possibly, maintenance fees if buying a condo

6. Register the Property in Your Name

Once the sale is completed, your name goes on the land registry. Congratulations — you are now a legal property owner in Japan!

Can You Get a Mortgage in Japan as a Tourist?

In most cases, no.

Japanese banks generally require:

• Proof of long-term residence in Japan

• A steady income (preferably domestic)

• Visa status beyond short-term visitor

This means that most foreign buyers on tourist visas pay in cash. Some international banks or lenders may offer financing, but usually with strict conditions and large down payments (30–50%).

Managing a Property From Abroad

If you’re not living in Japan full-time, you’ll need to think about property management:

• Utility setup can be complicated without a local address or phone number.

• Maintenance and security require oversight.

• Property managers or caretakers can be hired to check on your home, handle bills, or prepare it for your visits.

You can also assign a proxy (代理人) — someone in Japan with power of attorney who can manage matters on your behalf.

Can You Rent Out a Property on Airbnb or Long-Term?

Yes — but only with proper registration.

If you want to run a rental business (short-term or long-term), you must:

• Have a visa that permits business activity.

• Register the property under Japan’s “Minpaku” (short-term rental) law.

• Comply with local zoning rules and hotel-like safety standards.

Doing this while on a tourist visa is not allowed and may lead to legal consequences, including fines or future visa denial.

Taxes and Ongoing Costs to Consider

Whether you live in the property or not, you’ll need to pay:

Why Buy Property in Japan While on a Tourist Visa?

Many foreign buyers choose to purchase property in Japan while still living abroad for reasons like:

• Holiday Home: A base for future trips to Japan.

• Investment: Buying before prices rise in emerging areas.

• Retirement Planning: Secure a home now, move later with a residency visa.

• Akiya Projects: Restore abandoned homes affordably and creatively.

Legal & Practical Tips for Tourist Buyers

• Do your research: Rural homes may come with hidden renovation costs or unclear land titles.

• Work with professionals: Hire a real estate agent, judicial scrivener, and possibly a bilingual lawyer.

• Avoid overstaying: Owning a house doesn’t grant you any immigration rights.

• Plan long-term: If you intend to move in full-time later, explore proper visa paths (retirement, business, work, student, etc.).

Summary: Yes, You Can — With Limitations

Buying a house in Japan on a tourist visa is legal and increasingly common. Japan welcomes foreign property buyers and offers a straightforward path to ownership — even without residency. However, you must follow immigration rules strictly: you can own a home, but you can’t live in it full-time, rent it out commercially, or stay past your permitted visa period.

If you’re financially ready, open to remote management, and clear about your intentions, buying a house in Japan can be a meaningful and rewarding investment — even if you’re not planning to live there full-time yet.