If you inherit land or a building in Japan, becoming an heir does not complete the real estate procedure. Since April 1, 2024, inheritance registration has been mandatory. The obligation also applies to foreign heirs and heirs living outside Japan.
The basic three-year deadline
An heir who acquires Japanese real estate by inheritance, including under a will, must generally apply for inheritance registration within three years from the day the heir learns both that the inheritance has commenced for them and that they have acquired ownership of that real estate.
Failure to apply without a justifiable reason may result in a civil fine of up to JPY 100,000. The rule is based on when the heir obtained the relevant knowledge, so the deadline must be considered from the facts of each case.
Inheritances that began before April 1, 2024
The obligation is retroactive in the sense that it also covers real estate inherited before the system began if registration remains incomplete. Where the heir had already obtained the relevant knowledge before April 1, 2024, the general transitional deadline is March 31, 2027. If the heir learns of the acquisition later, the three-year period is calculated from that later date.
An additional obligation after estate division
When the heirs later conclude an estate division agreement, a further registration reflecting the result of that division must generally be filed within three years from the date of the agreement. A simplified heir declaration registration can help satisfy the basic obligation in certain cases, but it does not replace the additional registration required after estate division.
Why cross-border inheritance requires early preparation
- The deceased or an heir is a foreign national.
- An heir lives outside Japan and cannot provide Japanese seal-registration documents.
- Family or civil-status records must be obtained overseas.
- The deceased was naturalised in Japan or had more than one relevant nationality or residence.
- Foreign documents require Japanese translations, authentication or supplementary evidence.
- The governing succession law and the Japanese registration procedure must be considered separately.
Documents commonly reviewed
- Japanese family-register and residence records, where available
- Foreign birth, marriage, death and family-relationship documents
- Passports, signature certificates or affidavits
- A will or estate division agreement
- Information identifying the Japanese real estate
- Japanese translations and authentication documents where required
The exact documents depend on nationality, domicile, family relationships and the issuing country. Name and address changes of registered owners are also subject to separate mandatory-registration rules from April 1, 2026, and should be checked when preparing the application.
Support for heirs outside Japan
Seiwa Legal Office assists with identifying the Japanese registration procedure, collecting and organising documents, preparing inheritance registration, and coordinating with overseas professionals where required. Consultations are available online in English, Chinese and Japanese.
For a broader overview, see our Cross-Border Inheritance in Japan guide and English Legal Services.
Last reviewed: July 2026. This article provides general information; the applicable law and required evidence depend on the individual estate. Official information: Ministry of Justice—Mandatory Inheritance Registration.