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Can foreigners buy property or an akiya in Japan?

Foreigners can buy an akiya or other property in Japan. What changed in 2026: nationality at registration, the MOF report for non-residents, and the taxes.

By japanhow editors Updated 7 min read

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
Short answer

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.

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.

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.

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. If you plan to stay for good, see the permanent residency 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 covers what Japanese banks ask foreign borrowers for. Check financing before you commit to a town’s akiya bank.

Buying an akiya: the main steps
  1. You Check the town's akiya bank rules Residence or regular-stay conditions, and whether it will deal with you from abroad.
  2. You and the broker Check the land Is it farmland (permission needed) or 200 m² or more in a Special Monitored Area (notice before signing)? Use the government's web map.
  3. Broker Building survey and contract Some towns require a paid building condition survey before you sign.
  4. Judicial scrivener (司法書士) Register ownership From 5 October 2026, include your nationality, name in Roman letters, date of birth and email.
  5. You or a resident agent Report if you're a non-resident To the Ministry of Finance through the Bank of Japan within 20 days, in Japanese.
  6. You Pay the taxes Registration tax at registration; acquisition tax and then yearly fixed asset tax by notice.

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.

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

  1. 検索用情報の申出について（職権による住所等変更登記関係）, Ministry of Justice (法務省) (accessed Oct 21, 2026)
  2. 法務大臣閣議後記者会見の概要 (2025-12-16), Ministry of Justice (法務省) (accessed Oct 21, 2026)
  3. 届出について (重要土地等調査法), Cabinet Office (内閣府) (accessed Oct 21, 2026)
  4. 制度の概要 (本邦不動産取得の報告), Ministry of Finance (財務省) (accessed Oct 21, 2026)
  5. 外国為替の取引等の報告に関する省令の一部改正 (2026-02-20), Ministry of Finance (財務省) (accessed Oct 21, 2026)
  6. よくあるご質問（FAQ）2026.6, Ministry of Finance (財務省) (accessed Oct 21, 2026)
  7. 相続登記の申請義務化に関するQ＆A, Ministry of Justice (法務省) (accessed Oct 21, 2026)
  8. No.7191 登録免許税の税額表, National Tax Agency (国税庁) (accessed Oct 21, 2026)
  9. 不動産取得税, Tokyo Metropolitan Bureau of Taxation (東京都主税局) (accessed Oct 21, 2026)
  10. 固定資産税, Ministry of Internal Affairs and Communications (総務省) (accessed Oct 21, 2026)
  11. 空き家・空き地バンク総合情報ページ, MLIT (国土交通省) (accessed Oct 21, 2026)
  12. 「全国版空き家・空き地バンク」について (end of September 2026), MLIT (国土交通省) (accessed Oct 21, 2026)
  13. 北本市空き家バンク実施要綱, Kitamoto City (北本市) (accessed Oct 21, 2026)
  14. 浅川町空き家バンク実施要綱, Asakawa Town (浅川町) (accessed Oct 21, 2026)
  15. わかやま空き家バンク 手引き, Wakayama City (和歌山市) (accessed Oct 21, 2026)
  16. 在留資格一覧表, Immigration Services Agency (出入国在留管理庁) (accessed Oct 21, 2026)

Spotted something out of date or wrong? Email [email protected] and we will check it against the source. See our corrections policy.

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