A judicial scrivener (Shihou shoshi, 司法書士) files your ownership-registration paperwork with the Legal Affairs Bureau and checks everything is in order before closing funds move. Hiring one isn't legally required, but it's the practical backbone of an ordinary Japanese property purchase, especially a financed one.
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.
