Tax
Capital gains tax in Japan for foreigners: selling property or shares
Capital gains tax in Japan for foreigners: 15% or 30% on property, 20% on shares, the ¥30M home deduction, and what changes if you sell as a non-resident.
As of October 2026, Japan's exit tax (国外転出時課税) applies only if, on the day you leave, your securities and similar assets total ¥100 million or more and you lived in Japan more than 5 of the last 10 years. Years on Appendix 1 statuses such as student, researcher or short stay do not count toward the 5. If it applies, unrealized gains are taxed as if you sold. Deferral for 5 years, extendable to 10, needs a tax agent and collateral. Most leavers owe nothing.
Japan’s exit tax (国外転出時課税) hits only people who hold ¥100 million or more in securities and have lived in Japan for more than 5 of the past 10 years, not counting years on certain statuses such as student or business manager.
Exit tax (国外転出時課税) applies only if both are true
¥100M+ in securities and 5+ years counted in 10
National Tax Agency, as of October 2026.
Most people leaving Japan owe no exit tax. As of October 2026, the National Tax Agency (NTA) says it applies only when both are true on the day you leave: your covered assets are worth ¥100 million or more, and you had a domicile or residence in Japan for more than 5 years in total during the previous 10. For foreigners, years on some statuses, such as student or intra-company transferee, are not counted toward the 5.
This is different from the departure levy some travelers pay when flying out. This page covers only the income tax rule.
The NTA lists securities such as shares and investment trusts, silent partnership interests (匿名組合), and open margin or derivative positions, including unrealized gains and losses. Cash, real estate and bank deposits are not on that list.
On departure, the unrealized gain is treated as if you sold. It is taxed as income tax, plus the reconstruction special income tax of 2.1% of the base tax. We did not confirm the base rate from the NTA page, so ask a tax accountant for your figure.
The NTA leaflet says periods on statuses in Appendix 1 of the Immigration Control Act do not count toward the 5 years. Its examples include diplomat, professor, artist, business manager, legal/accounting services, medical, researcher, educator, intra-company transferee, short-term stay and student.
Appendix 2 statuses (permanent resident, spouse of a permanent resident, long-term resident) are treated differently. Periods in those statuses up to 30 June 2015 do not count. Periods after that date do.
| Your history | Counts toward the 5 years? |
|---|---|
| Years on Appendix 1 statuses (e.g. student, researcher, short stay) | No |
| Years on Appendix 2 statuses up to 30 June 2015 | No |
| Years on Appendix 2 statuses after 30 June 2015 | Yes |
| Years as a Japanese national or on other statuses | Check with a tax accountant |
The leaflet names examples only. Your status may not be listed. We did not confirm how every status is treated, such as designated activities or specified skilled worker.
Yes. The NTA allows deferral for 5 years from departure, extended to 10 by filing an extension notice. It requires:
Interest tax (利子税) applies during deferral. The deferral ends early if you sell or give away the assets or skip the annual form.
If you come back within 5 years (10 if extended) and still hold the assets, the tax can be cancelled. File an amended return or a refund claim within 4 months of returning. Cancellation is not available for income tied to concealment or false reporting.
If you hold NISA or other investments, see NISA for foreigners. Once you have left and are a non-resident, Japan taxes only your Japan-source income (National Tax Agency, as of October 2026). For your tax status after you go, read Japan tax residency, and for banking see closing a bank account when leaving Japan.
Only if you hold securities and similar assets worth ¥100 million or more at departure and also lived in Japan more than 5 of the past 10 years. Below ¥100 million it does not apply.
No. The National Tax Agency says periods on Appendix 1 statuses, such as diplomat, professor, business manager, intra-company transferee, researcher, student and short-term stay, are not counted. Check your own status with a tax accountant.
Time as a permanent resident counts, but periods on Appendix 2 statuses (permanent resident, spouse of PR, long-term resident) up to 30 June 2015 are excluded. Later periods count.
Yes. You can defer for 5 years, extended to 10 with a notice. You must appoint a tax agent (納税管理人) before leaving, give collateral and file a continuation form by 15 March each year.
If you return within 5 years (10 if you extended) and still hold the assets, the tax can be cancelled. You must file within 4 months of returning.
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