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.
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.
