Author
ARTICLES
Tokyo's largest ward by population — a vast, quiet, mostly low-rise residential area with three east-west private railways and one north-south tram; rent and energy vary enormously by which station you're near, from lively Shimokitazawa/Sangenjaya to quiet family streets further out.
Akiya banks are free, municipality-run listing services, not brokers — searchable via two separately-operated national platforms (LIFULL HOME'S, At Home), but every actual inquiry routes back to that specific town's own process, which varies and is mostly in Japanese.
International wires to Japan carry a sending fee, intermediary-bank deductions, and an exchange-rate spread — often the largest hidden cost. Separately, transfers over ¥30 million trigger a Bank-of-Japan payment report under FEFTA Article 55, distinct from the post-purchase ownership report non-residents must also file.
One company often represents both the buyer and the seller in a Japanese home sale (両手仲介) and can legally collect commission from both sides. A January 2025 reform now forces mandatory REINS status registration so sellers — though not buyers — can check directly whether their listing is being shared.
Japan's Building Standards Act requires a site to front a qualifying road (generally ≥4m wide) by at least 2m of frontage; sites that don't are 'saikenchiku fuka' — legally blocked from full rebuilding, not just old or undesirable.
Japanese move-in costs bundle a refundable deposit, often non-refundable key money, an agency fee and a guarantor-company fee. Ordinary wear-and-tear is excluded from deposit deductions by law; guarantor companies are voluntarily registered with MLIT, not mandatorily licensed.
Buying costs in Japan include agent commission (a legal ceiling: price × 3% + ¥60,000 + tax), registration and acquisition tax (based on assessed value, not price), stamp duty and a scrivener's fee — each knowable in advance if you use the right base value.
Since April 1, 2026, non-residents acquiring real estate ownership in Japan must report it within 20 days via the Bank of Japan — for any purpose, including their own home. Only certain 'rights' (not ownership) used for residence remain exempt.
Japanese move-in costs stack: deposit (refundable-ish), key money (non-refundable, customary), agency fee, guarantor-company fee. Assume a guarantor company, budget several months' rent upfront, and get every fee in writing.
Foreigners can own Japanese property outright — no nationality or residency requirement, full freehold. But ownership grants no visa, and mortgages usually require Japanese residency and income; overseas buyers typically pay cash.
