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How to Make a Strong Offer on a Japanese Property (Even from Abroad)

Tips for Foreign Buyers Looking to Successfully Secure Real Estate in Japan

Buying property in Japan is a dream for many — from modern condos in central Tokyo to rural “akiya” (abandoned homes) ripe for renovation. But once you’ve found that perfect property, how do you make an offer that gets taken seriously — especially if you’re not in Japan?

Whether you’re a seasoned investor or a first-time overseas buyer, here’s a comprehensive guide on how to make a strong, competitive offer on Japanese real estate, even if you’re sitting thousands of miles away.

Step 1: Understand How Offers Work in Japan

Unlike in some countries, Japan’s real estate process isn’t centered around bidding wars or open negotiations. Here’s what typically happens:

  • Properties are listed with fixed asking prices.

  • Sellers expect near or full-price offers, especially in urban areas.

  • First come, first served is often the rule — the first qualified buyer to submit a complete and clean offer usually gets the deal.

That means speed, clarity, and preparation matter more than charm or aggressive bargaining.

Step 2: Hire a Japan-Based Real Estate Agent Experienced With Foreign Buyers

If you’re abroad, this is non-negotiable. You need someone on the ground who can:

  • Identify properties that match your needs

  • Communicate with sellers and other agents

  • Prepare and submit documents in Japanese

  • Act as your representative

Choose an agency that understands the nuances of dealing with foreign clients — many Japanese realtors are not set up for cross-border transactions.

Step 3: Get Your Documents Ready Early

Sellers take offers more seriously when the buyer is prepared. Before you even make an offer, have these ready:

  • Copy of your passport

  • Proof of funds or bank statements

  • Intended payment method (cash, international wire, etc.)

  • Power of attorney, if a local representative will be signing on your behalf

  • Contact information in both English and Japanese (if possible)

If you plan to buy through a company or trust, the documentation requirements increase.

Step 4: Be Ready to Put Down a Deposit (Earnest Money)

In Japan, a strong offer is almost always accompanied by a shokikin (earnest money deposit) — typically around 5–10% of the property price.

  • This is paid when the Purchase and Sale Agreement (売買契約書) is signed.

  • It shows the seller you’re serious.

  • If you back out after this stage without an allowed reason, you forfeit the deposit.

Having funds already transferred into Japan — or proof that you can transfer them immediately — makes your offer more credible.

Step 5: Submit a Clean, Simple Offer

Sellers prefer offers with:

  • Minimal contingencies (e.g., no financing or repair conditions)

  • Quick closing timelines (30–60 days is ideal)

  • Clear buyer information (especially if you’re buying as an individual)

Offers are submitted using a formal Letter of Intent (買付証明書). This document states your:

  • Proposed price

  • Desired closing date

  • Payment method

  • Other key conditions

Your agent will prepare and submit this in Japanese.

Step 6: Demonstrate Financial Readiness

If you’re abroad and buying in cash, make that crystal clear. A seller will almost always choose a cash-ready buyer over someone seeking financing, especially if you’re not a resident.

✔️ Include proof of funds (a bank statement, letter from your financial institution, or screenshot of account balances).

✔️ If you do require financing, be sure to obtain a pre-approval letter from a Japanese or international lender willing to work with non-residents.

Step 7: Move Quickly, Especially in Competitive Markets

Time is of the essence. Desirable properties — especially in Tokyo, Kyoto, or Yokohama — can receive multiple inquiries in a single day.

Your ability to review documents, make decisions, and send money quickly gives you a strong edge. Coordinate with your agent to:

  • Line up notaries for signing documents

  • Use international courier services if needed

  • Schedule a remote signing with power of attorney if you’re unavailable

Bonus Tips: Make Your Offer More Attractive

Even if you’re not physically in Japan, you can stand out by:

Offering to Buy “As-Is”

Especially in the countryside, many homes are sold in their current condition. Waiving minor repair or inspection requests can speed things up.

Being Flexible on Closing Dates

If the seller needs time to vacate or handle documents, let them. Flexibility is a form of leverage.

Communicating Cultural Respect

Your agent can relay your genuine interest in the property and your appreciation for Japanese homes and neighborhoods — this matters more than you think, especially with older or rural sellers.

What Happens After the Offer Is Accepted?

Once accepted, the typical steps are:

  1. Sign the Purchase and Sale Agreement (売買契約書)

  2. Pay the earnest money deposit

  3. Settle any due diligence or paperwork

  4. Close the sale and register the property in your name

You’ll also pay:

  • Real estate agent fees (usually 3% + ¥60,000)

  • Stamp tax

  • Registration fees

  • Judicial scrivener/legal fees

Buying from Abroad Is 100% Possible — If You’re Organized

Many international buyers successfully purchase Japanese property without ever setting foot in the country until after closing. But the key to success is preparation:

  • Have your finances, documentation, and legal support lined up.

  • Work with a bilingual agent experienced in international transactions.

  • Submit a clean, confident, and well-supported offer that shows you’re serious.

Final Thoughts

Making a strong offer on a Japanese property from abroad isn’t just about price — it’s about trust, speed, and clarity. By showing that you’re informed, ready, and respectful of the local process, you can become a top-choice buyer even from thousands of kilometers away.