“Is a Visa Required to Purchase Real Estate in Japan?”

This is a common concern among foreign buyers—but the answer is clear: no visa is required.

Japan imposes no restrictions on foreign ownership of real estate. Even without a residency visa or long-term stay permit, foreign nationals can legally own both land and buildings.

In this article, we break down the structure and process that make it safe and straightforward for international buyers to own property in Japan—completely visa-free.

◆ Japan: A Rare Example of an Open Real Estate Market

Many nations impose restrictions on foreign ownership:

• Thailand: Foreigners cannot own land, and condominium ownership is capped by quota
• Indonesia: Property ownership limited to long-term visa holders; land ownership prohibited
• China: Requires a minimum period of residency before purchase
• Vietnam: Ownership allowed only in designated projects

Unlike many countries, Japan offers minimal legal barriers to real estate ownership by foreign nationals:

✅ No residency visa required to purchase property
✅ No restrictions on length of stay for owners
✅ Registration permitted under both individual and corporate names
✅ Full ownership allowed for condominiums, houses, and land

Japan is distinguished by its exceptionally low regulatory hurdles for international property buyers.

◆ What Do You Need to Own Property in Japan?

Regardless of visa status, the following three items are all that’s required to purchase and register a property in Japan:

1. Passport (to verify foreign nationality)
2. Cash funds for the purchase
3. A Japanese contact address

Importantly, this “contact address” does not need to be a residence. It may be provided through a legal representative, real estate agency, or property management company acting on your behalf.

◆ Full Ownership Without a Visa

Foreign nationals can obtain full legal ownership of real estate in Japan, with the property registered under their personal name in the official land registry.

This right applies regardless of residency—even if the owner never spends a single day per year in Japan.

In practical terms:

• You may use the property as a second home for occasional visits
• You can lease it out even while residing abroad
• You are free to own it under a corporate structure for investment purposes

◆ Property Ownership Can Strengthen Your Visa Profile

While owning real estate in Japan does not automatically grant or extend visa status, it can positively influence your application in several key situations:

• When applying for long-term stay visas, as it demonstrates housing and financial stability
• In the process of securing a Business Manager Visa by establishing a Japanese company
• As part of your asset documentation during a Permanent Residency application

In essence, you don’t need to live in the property for it to carry value—in Japan, simply owning real estate can be a meaningful asset in broader residency strategies.

◆ How Is Your Property Managed While You’re Away?

Japan’s professional property management firms are highly experienced in supporting international owners.
Even if you reside abroad full-time, your asset remains in expert hands through comprehensive services such as:

• Cleaning, maintenance, and mail handling
• Short- and long-term rental management
• Payment of property taxes on your behalf
• Fully furnished leasing options and Airbnb compliance (subject to local regulations)

◆ Common Misconception: “No Visa Means No Rental Rights?”

In fact, the opposite is true. Even without a visa, foreign nationals are fully permitted to:

All of these activities are entirely legal.

• Purchase real estate in Japan
• Own property outright
• Rent out their property—either short-term or long-term
• Sell the property at a later date (capital gains taxes may apply)

All of these activities are entirely legal.

◆ Summary: You Don’t Have to Live in Japan to Own—Ownership Alone Has Value

The era of “no visa, no purchase” is over.

Today, Japanese real estate offers a rare dual advantage:

• A secure base you can visit at any time

• A sound investment asset that can be held and rented out—even in your absence