“I want to buy real estate in Japan, but I don’t have a visa.”

“I want to own a property first to live in Japan someday.”

These are common sentiments, especially among wealthy individuals in Asia.

To be clear, you can purchase real estate in Japan without a visa. However, it’s important to know that owning property does not grant you a residency status, so you should avoid misunderstandings or unrealistic expectations.

This article will clarify the relationship between real estate ownership and visa requirements, and explain the essential rules in Japan that foreign buyers should know.

■ No Visa Required to Purchase Property in Japan

In Japan, there are absolutely no visa requirements for foreigners to buy land or buildings.

Regardless of nationality, place of residence, or visa status, anyone can own real estate in Japan. In fact, many people have purchased properties in Japan even while visiting on a short-term tourist stay.

This means that the following individuals, for example, are fully eligible to purchase property:

• Those who have never lived in Japan

• Those who are currently living outside of Japan

• Those without a work or student visa

■ Misconception: Buying Property = Getting a Visa or Permanent Residency

Be aware that purchasing real estate in Japan does not grant you the right to live in the country (i.e. a residency status or visa).

Japan does not have immigration programs that issue visas based on real estate investment amounts, which is a key difference from some Southeast Asian or European countries.

In other words, assuming that “buying a house means I can live in Japan” could lead to a significant gap between expectations and reality.

■ Visa is Required If You Want to Live in Japan Someday

If you wish to live in the property you’ve purchased in the future, you will need to obtain an appropriate visa based on the purpose of your stay at that time.

For example:

• Work Visa for working in Japan

• Dependent (Family Stay) Visa if living with family

• Spouse of Japanese National Visa If your spouse is Japanese

• Designated Activities Visa or Special Long-Term Stay Programs for long-term tourism (e.g. Thailand’s wealthy tourist visa program)

It’s important to plan based on the specific type of residence status you need since purchasing property alone does not qualify you for a visa. 

■ Property Possession and Rental Operation are Feasible

After purchasing real estate in Japan, it is legal to lease it out and generate rental income.

In other words, owning real estate purely for investment or asset preservation is completely acceptable even if you don’t live in Japan.

However, the following preparations are necessary:

• Contract with a property management company (for tenant recruitment and rental operations)

• Appointment of a tax representative (to handle income tax filings on your behalf)

• Tax compliance (such as payment of property tax and income tax on rental income)

  

■ Other Conditions and Regulations for Acquiring Real Estate

• Restricted Areas: Certain regions deemed important for national defense or security may be subject to special regulations. Nevertheless, this is irrelevant to most urban properties.

• Reporting Obligations: In some cases, land transactions above a certain scale may require reporting to local authorities. This generally does not apply to regular individual buyers.

• Documentations for Foreign Remittance: When transferring large sums of money into Japan, Provide documentations verifying the source of funds may be required as part of anti-money laundering measures.

■ Summary: No visa required = Free to purchase, But Different Rules Apply for Living in Japan

Japan is a very open country for real estate purchases. You can confidently buy property regardless of your visa status.

Nevertheless, it’s crucial to understand that “ownership” and “residency” are completely separate matters.

The key to success is to separate real estate strategy and visa planning if you plan to acquire a visa in the future while owning property