“Can I really buy real estate in Japan without living there?”

This is one of the most frequently asked questions by overseas residents and foreign nationals.

The answer is: yes. You can purchase real estate in Japan even if you don’t live there. Nevertheless, there are several key points and preparations that you need to understand beforehand.

This article will give you the answer and clarify important considerations when actually proceeding with a purchase.

■ Conclusion: You Can Purchase Property Even If You Don’t Live in Japan

Under Japanese law, real estate can be purchased regardless of your nationality or whether you reside in Japan.

In fact, many investors and high-net-worth individuals from overseas who are interested in Japan are purchasing properties as second homes or investment assets.

Ownership rights can be legally registered regardless of citizenship or visa status.

In other words, you can become the official owner of a property in Japan even if you don’t live there.

■ FAQ ①: “Do I Need a Visa or Residence Card to Buy Property in Japan?”

The answer is NO.

You do not need a visa or residence card to purchase real estate in Japan.

Of course, if you plan to stay in Japan in the long run after the purchase, you will need to apply for the visa separately. Nevertheless, there are no restrictions on acquiring ownership itself.

Also, please note that buying property in Japan does not grant you permanent residency, nor does it make it easier to obtain a visa. No such system exists under Japanese law.

■ FAQ ②: “Do I Need to Be in Japan to Sign the Contract or Complete the Registration?”

The answer is NO.

Today, it’s possible to complete the entire process from overseas using the following methods:

• Communication with real estate agents: Email, LINE, Zoom, and other online tools

• Property viewing: Photos, videos, and virtual tours

• Contracts: Sent via PDF and original documents mailed internationally

• Registration: Delegated to a judicial scrivener who handles it on your behalf

• Final payment: Through international transfer or deposit into a Japanese bank account

It is crucial to select a trustworthy real estate agency and a reliable judicial scrivener.

■ FAQ ③: “What About Taxes in Japan?”

If you possess real estate in Japan, you are required to pay local taxes such as fixed asset tax and city planning tax.

For overseas residents, these tax obligations can be handled by appointing a Tax Representative who resides in Japan.

Additionally, if you plan to rent out the property, you will need to file income tax returns. It is highly recommended to work with a trusted tax accountant or property management company to ensure proper tax compliance.

■ FAQ ④: “Do I Have to Pay in Full with Cash?”

In most cases, it is very difficult for foreigners living overseas to obtain a mortgage from a Japanese bank.

Without stable income in Japan or permanent residency, passing the bank’s loan check is challenging. A full cash purchase is generally the safest assumption when planning to buy property.

While there are alternative options—such as financing through certain foreign banks or obtaining a loan via a Japanese corporation you establish—these routes are complex and time-consuming, making them a higher hurdle.

■ Case Study: A Salaryman Living in Hong Kong Buys a Condo in Tokyo

One example involves a salaryman living in Hong Kong who purchased a 1LDK condominium in the Shibuya area of Tokyo for approximately ¥65 million.

The entire purchase was totally completed online with the following steps:

• Online consultations with an English-speaking real estate agency via Zoom

• Property selection based on photos and videos

• Funds transferred from a Hong Kong bank to a Japanese account

• Registration handled remotely by a judicial scrivener

• Post-purchase rental management delegated to a Japanese property management company

As this case shows, with the right partners and process, purchasing real estate in Japan is possible—even if you don’t live there.

■Summary: Trust Makes It Possible Even You Don’t Live in Japan

For  purchasing real estate in Japan, the idea that “you can’t buy if you don’t live there” is a common misconception.

The system is legally open to foreigners. As long as you address the key areas—language, procedures, taxes, and property management—buying from overseas is entirely feasible.

On the other hand, trying to handle everything alone can be risky. That’s why finding a trustworthy partner is the most important first step in making your purchase a success.