# Can foreigners buy property or an akiya in Japan?

URL: https://japanhow.com/housing/buying/buy-property-akiya-foreigners/
Author: japanhow editors
Updated: Oct 21, 2026

## Summary

Foreigners, including people living abroad, can buy an akiya (vacant house) or other property in Japan. None of the rules we checked bars foreign buyers, but from 5 October 2026 ownership registration asks for your nationality, and a non-resident must report every purchase to the Ministry of Finance within 20 days. Expect registration tax, real estate acquisition tax and yearly fixed asset tax of 1.4%. Owning property does not give you a visa. As of October 2026, 1,153 towns take part in the national akiya bank.

## Key facts

- Nationality limit on buying: None in the rules we checked
- Non-resident buyers: Report to MOF within 20 days
- Nationality at registration: Required from Oct 5, 2026
- Visa from owning a home: No

Yes: foreigners can buy an akiya (空き家, a vacant house) or any other property in Japan, whether they live here or abroad. None of the rules we checked bars foreign buyers. Two things changed in 2026: **from 5 October 2026 you give your nationality when you register ownership**, and since 1 April 2026 a non-resident must report **every** purchase, even a home to live in, to the Ministry of Finance within 20 days. As of October 2026, owning property doesn't give you a visa.

## Can foreigners buy property in Japan?

Yes. We found no law that limits who can own land or buildings by nationality. What applies to foreign buyers are registration, reporting and notification rules:

| Rule | Who it affects | What you do |
|---|---|---|
| Nationality at registration (from 5 October 2026) | Every individual who registers ownership, Japanese or foreign | Give your nationality with the registration, proved by passport, residence card (在留カード) or certificate of residence (住民票) |
| Foreign exchange report (外為法) | Non-residents of Japan | Report to the Minister of Finance through the Bank of Japan within 20 days |
| Important Land Act (重要土地等調査法) notice | Anyone buying 200 m² or more in a designated Special Monitored Area (特別注視区域) | Seller and buyer notify the Prime Minister, through the Cabinet Office, before signing |
| Farmland | Anyone | Needs permission under the Agricultural Land Act (農地法) |

The Ministry of Justice keeps nationality as internal information. The Minister said it will be used for inheritance registration and to understand foreign ownership of real estate. Foreign owners' names are also recorded in Roman letters next to the name.

## Do non-residents have to report an akiya purchase?

Yes, and the rule got stricter on 1 April 2026. Under the Foreign Exchange and Foreign Trade Act (外為法), a non-resident who buys property in Japan files a report (本邦にある不動産又はこれに関する権利の取得に関する報告書) with the Ministry of Finance through the Bank of Japan within 20 days of acquiring it.

- **Any price, any size**, even ¥0 or an inherited house.
- **Homes to live in are no longer exempt.** Before April 2026, a non-resident buying a home for their own use didn't report. Now the property itself is always reported. Holiday homes and second homes don't count as residential use.
- **The forms are in Japanese only** and must be filled in in Japanese. A resident agent, such as your real estate broker, can file online for you.
- Not reporting, or reporting falsely, can bring up to 6 months' imprisonment or a fine up to ¥500,000.

**Are you a resident?** For foreigners, the Ministry of Finance treats you as a resident if you work at an office in Japan or **6 months have passed since you entered Japan**. Most people living here on a work, spouse or PR status are residents and don't file this report.

## How do akiya banks work for foreigners?

An akiya bank (空き家バンク) is a listing service run by a town or city to match empty houses with new residents. MLIT, the land ministry, supports a national search across them, run by LIFULL HOME'S and At Home. As of the end of September 2026, **1,153 municipalities** take part, 748 have listings up, and about 28,000 properties have been sold or rented through them.

Each town writes its own rules. The ones we read don't mention nationality, but they aim at people who will actually live there:

- **Kitamoto City (Saitama):** users must live in the house or stay regularly, get along with neighbors, and not intend to resell or sublet it.
- **Asakawa Town (Fukushima):** the bank exists to increase the settled population; users should settle in the house or stay there regularly. Buying outside the bank is still allowed.
- **Wakayama City:** the city doesn't take part in negotiations or the contract. A broker's fee applies, and a paid building condition survey (建物状況調査) is required before you sign.

So a plan to use the house only as a rental, or never to visit, may not meet a town's conditions. Read the town's rules (実施要綱) before you contact it. If you need English help, start with a [foreigner-friendly real estate agent](/housing/renting/foreigner-friendly-real-estate-agents/).

## What does it cost to buy an akiya beyond the price?

The taxes use the **assessed value** on the fixed asset tax register (固定資産課税台帳), not the price you pay. For cheap rural houses, that value can be low.

| Tax | When | Rate |
|---|---|---|
| Registration and license tax (登録免許税) | When you register the transfer | Land 2%, reduced to 1.5% until 31 March 2029. Building 2%, or 0.3% for a home you live in, until 31 March 2027 |
| Real estate acquisition tax (不動産取得税) | Once, after purchase | Land 3% and residential buildings 3% until 31 March 2027; residential land taxed on half its value |
| Fixed asset tax (固定資産税) | Every year, owner as of 1 January | Standard 1.4% |

Small values are exempt. For purchases from 1 April 2026, acquisition tax isn't charged on land assessed under ¥160,000 or an existing building assessed under ¥340,000. Fixed asset tax isn't charged on land under ¥300,000 or a building under ¥200,000 (¥300,000 from FY2027). Add renovation, broker fees and judicial scrivener (司法書士) fees, which vary by property.

**If you inherit property, or own it from abroad:** Since 1 April 2024, heirs must register inherited real estate within 3 years of learning about it. Without a good reason, they can face a non-criminal fine (過料) of up to ¥100,000. Property you learned you inherited before April 2024 must be registered by 31 March 2027. Since 1 April 2026, owners must also register a change of name or address within 2 years. The registrar can update this automatically for owners in Japan, but owners living overseas must apply themselves. For the tax side of inheritance, see [inheritance tax for foreigners](/money/tax/inheritance-tax-japan-foreigners/).

## Does buying property in Japan give you a visa?

No. Japan's official list of statuses of residence (在留資格) covers work, study and family categories. None is granted for owning real estate. A non-resident buyer can own a house but still needs a status to live in it long term.

The status closest to property is Business Manager (経営・管理), which is for running a business in Japan, not for owning a home. See our guide to the [Business Manager visa](/visa/visas/business-manager-visa-japan/). If you plan to stay for good, see the [permanent residency requirements](/visa/residency/permanent-residency-japan-requirements/).

## Can foreigners get a mortgage for an akiya?

It depends on your status of residence and the bank, and it's harder without permanent residency. Our [mortgage guide](/housing/mortgage/mortgage-without-permanent-residency/) covers what Japanese banks ask foreign borrowers for. Check financing before you commit to a town's akiya bank.

This page is general information. For a specific purchase, ask a judicial scrivener (司法書士) about registration and a licensed tax accountant (税理士) about tax.

## More guides

- Paying for it: [mortgages without permanent residency](/housing/mortgage/mortgage-without-permanent-residency/)
- Insuring it: [fire insurance in Japan](/housing/insurance/renters-fire-insurance-japan/)
- Renting first: [how to rent an apartment as a foreigner](/housing/renting/how-to-rent-apartment-japan-foreigner/)
- Hometown tax and local gifts: [furusato nozei for foreigners](/money/tax/furusato-nozei-for-foreigners/)

## Questions people ask

### Can foreigners buy an akiya in Japan?

Yes. None of the rules we checked bars foreign buyers. From 5 October 2026 you give your nationality when you register ownership, and a non-resident must report the purchase to the Ministry of Finance within 20 days.

### Can I use an akiya bank as a foreigner?

Each town sets its own rules. The ones we read don't mention nationality, but they expect you to live in the house or stay regularly. Kitamoto City also asks that you don't plan to resell or sublet it.

### Does buying a house in Japan give me a visa?

No. None of Japan's statuses of residence (在留資格) is granted for owning real estate. You need a separate status, such as work, family or Business Manager.

### What taxes do I pay when I buy property in Japan?

Registration tax (2% of assessed value for a purchase, with reductions), real estate acquisition tax (3% for land and homes until March 2027), then fixed asset tax every year, at a standard 1.4%.

### Can I get a mortgage for an akiya as a foreigner?

It depends on your status of residence and the bank. Our guide to mortgages without permanent residency covers what Japanese banks ask foreign borrowers for.

## Sources

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