Japanese Real Estate and Property Registration
for Foreign Individuals and Overseas Companies
When a foreign individual or a foreign company without an address in Japan acquires real estate here, it is important to organise not only the purchase terms but also proof of address, personal or corporate details, a contact address in Japan, the registration itself, overseas remittance, and any reporting required under Japan’s Foreign Exchange and Foreign Trade Act (FEFTA) — all before the transaction proceeds.
Full Service, From Before the Transaction Through Completion of Registration
Ownership Structure & Purchase Conditions
Whether you acquire the property as an individual, through a Japanese company, or through a foreign company affects the documents required, the tax treatment, and how the property can be managed afterwards. We review the overall picture with you before any contract is signed.。
Registration of Ownership Transfer
As judicial scrivener, we prepare the registry record, verify the identity of individuals or the standing of companies, arrange proof of address and settlement documents, and file the application for registration of ownership transfer with the Legal Affairs Bureau.
FEFTA & Administrative Procedures
For acquisitions by non-residents, we confirm whether reporting under FEFTA is required — depending on the purpose of the acquisition and the parties involved — and organise any other administrative procedures that may be necessary.
That said, clients residing overseas require different supporting documents and registration items than clients residing in Japan. Depending on the location and intended use of the property — including agricultural land, forest land, or land near designated important facilities — additional laws or notification requirements may also need to be confirmed.
Points for Clients Residing Overseas
Proof of Address
We consider an address certificate issued by your home country or country of residence, or a document prepared before a notary together with a copy of your passport. Documents in a foreign language require a Japanese translation.
Contact Address in Japan
For applications on or after 1 April 2024 in which an overseas resident becomes the registered owner, the application must state a contact address in Japan, or confirm that no such address exists.
Name in Roman Letters
Where a foreign national becomes the registered owner, we confirm the Roman-letter form of your name and the information needed to support it.
Standing & Incorporation of a Foreign Company
We confirm whether a corporate number exists, the jurisdiction of incorporation, and documents — with Japanese translation — proving the company’s existence, representative authority and registered office.
Identity Verification & Signature Certificates
Where you cannot travel to Japan, we coordinate early with the other parties on identity verification, powers of attorney, signature certificates and any required notarization.
Ongoing Management After a Change of Address or Name
If your address or name changes after acquisition, we also consider the resulting registration of change, your contact address in Japan, and other information that should be kept up to date.
Purchase, Settlement and Registration Process
Initial Consultation
Ownership structure, place of residence, intended use and funding.
Property & Contract
Contract terms and required documents.
Overseas Documents
Address, corporate and signature-related documents.
Settlement & Registration
Payment settlement and transfer of ownership.
After Acquisition
FEFTA, tax and ongoing management matters.
Non-Resident Reporting under FEFTA
Under Japan’s Foreign Exchange and Foreign Trade Act, a non-resident who acquires real estate in Japan, or a right relating to real estate, may be required to file a report within 20 days of the acquisition. Treatment varies according to the purpose of the acquisition and other factors, so we confirm whether your transaction is subject to this requirement before the contract and settlement take place. The report must be prepared in Japanese, and in some cases may be filed by an agent residing in Japan.
Real estate registration and FEFTA reporting are separate systems. Completing the registration does not automatically satisfy any reporting obligation that may apply.
Support Backed by Three Qualifications and Three Languages
Judicial Scrivener
Handles real estate registration, including transfers of ownership, mortgages, changes of address or name, and inheritance-related registration.
Administrative Scrivener / Real Estate Transaction Specialist
Organises the administrative notifications, licences and requirements arising from the structure of the real estate transaction.
English, Chinese and
Japanese
The qualified professional handles consultations directly in three languages, accurately connecting information between overseas parties and parties in Japan.
Frequently Asked Questions
Can I purchase real estate in Japan even if I do not live here?
Yes. Registration procedures with an overseas resident as the owner are possible, but matters such as proof of address, a contact address in Japan, the Roman-letter form of your name, identity verification, remittance and FEFTA reporting each need to be confirmed individually.
I do not have a Japanese registered seal certificate (inkan shomeisho).
Depending on the transaction and your country of residence, we consider alternatives such as a signature certificate or a document notarised in your home country. These can take time to arrange, so please consult us well before settlement.
Can I purchase property in the name of a foreign company?
This is possible in some cases, but requires documents — with translations — proving the company’s existence, jurisdiction of incorporation, registered office and representative authority. We also consider this in light of any business activity or tax implications in Japan.
Will purchasing property give me a residence status (visa) in Japan?
No. Acquiring real estate alone does not grant a residence status. If you intend to operate a business in Japan, separate requirements — such as those for a Business Manager status — need to be confirmed.
※The information on this page is general in nature. The steps required will vary according to the property, the parties involved, their place of residence, the purpose of acquisition, and the laws and regulations in force at the time of application.
Consult Us About Acquiring or Registering Real Estate in Japan
Consultations are available Monday to Friday, 10:00–18:00 (Japan time), including online meetings. We can assist in Japanese, Chinese and English from the earliest stage — even before a contract is signed.
Contact Us