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.
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.
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.
