Can I Live In Japan If I Buy A House There? Residency Rules
Anyone can buy real estate in Japan. That includes buying the land or akiya houses.
But the main question persists, “Can I live in Japan if I buy a house?” Well, the answer is a little more complicated than you would think.
Can foreigners buy property in Japan?
If you're considering buying a house in Japan, you’re in luck. Yes, foreigners abroad can buy a house and have Japanese real estate here.
There are no legal restrictions when it comes to buying a house. As long as you have enough money to afford one, then you're all good.
How to stay in Japan when you own property there
When buying a house in Japan, it’s important to understand the limitations of living there. Unlike other countries, Japan’s immigration policies do not rely on property ownership.
Let’s look at what foreigners should know about visa and residency requirements when owning property in Japan.
Short-term visas
Short-term visas include tourist visas, allowing individuals to stay in Japan for a maximum of 90 days. It is still possible to leave and reenter Japan for another 90 days.
However, a temporary tourist visa can last 180 days in a 12-month period.
During these days, you can visit, live, and stay at your Japanese property.
Property tax and tax representatives issues
When buying and owning a Japanese property, you’ll need to pay two key property-related taxes:
Real estate acquisition tax (不動産取得税, fudōsan shutoku zei)
Fixed asset tax (固定資産税, kotei shisan zei)
City planning tax (都市計画税, toshi keikaku zei)
You must pay these taxes, or else the government can reclaim the property. However, you need to be physically in Japan to pay these taxes. So what if you can’t?
MailMate is the answer.
Make MailMate your tax representative solution, as they will help foreigners pay their taxes abroad.
Handle all tax payments abroad.
A tax representative in Japan can be a legal entity or an individual that can:
File tax returns
Receive documents from tax authorities
Pay taxes
Receive refunds
When you make MailMate your tax representative, they’ll handle all that paperwork. So all you need to do is to click “Pay,” and just like that, your taxes will be paid.
View Japanese mail online.
With MailMate, you’ll receive all Japanese mail and notices to your property. When you are not in Japan, all these items can be forwarded to MailMate, where they will scan the outside content for your online viewing.
You can open, store, and shred your mail items from there. Anything important will be stored securely.
Need any of these important mail? Click the forward button to the address to which the item is sent. You’ll receive a tracking number to track when your item arrives.
Set up utilities and wifi.
The most common way to set up utilities is to call the company to schedule someone to turn it on.
Well, MailMate can call and set up these utilities for you. Even better, MailMate will be a communication bridge between you and the utility company so that you will have running water, electricity, and gas.
Do you also want wifi? MailMate can help you find and install wifi for your property.
Plus, if you would like other additional property services, such as getting solar panels, having regular airing, maintaining the yard, etc., MailMate can do that for you.
Long-term visas
Long-term visas are longer than 90 days and include these common visas:
Buying a house in Japan is fine with all of these visa processes.
Instead, having any of these long-term visas allows you to live in Japan at your property for the duration of your visa.
Permanent resident status
Permanent residency in Japan (known as PR) allows foreigners to live and work in Japan without many restrictions and is valid for life.
While owning property in Japan does not impact the PR process, it does allow people to live on their property.
How do you buy property in Japan?
The buying property process for an akiya is the same as buying Japanese property:
Find a real estate company: Many real estate companies exist in Japan. Find a local real estate agent, preferably bilingual, to help you navigate the Japanese real estate market.
Conduct a land survey: Determine the property's boundaries and if the land can support the property structure.
Sign the sales agreement: Understand the terms, payment schedule, and contingencies.
Pay the deposit: As a standard in Japanese real estate, paying the deposit secures the land for you. The deposit is usually non-refundable.
Final payments and land transfer: The remaining balance will be paid over time, as set up by the sales agreement. You or a judicial scrivener must notify the local government that you own the land or property.
Japanese banks might require a guarantor (a Japanese citizen or permanent resident) who will guarantee that any loans will be paid out. If not, you might have to pay in full.
Frequently asked questions
Can you get permanent residency in Japan if you buy a house?
No, you can not get PR in Japan if you buy a house.
Can a foreigner buy a house in Japan and live there?
While foreigners can buy a house in Japan, they can live there for a long time if they have a valid visa. Additionally, buying a house in Japan does not guarantee that you will obtain a visa.
Can you stay in Japan if you own property?
If you have property in Japan, you can stay if you have valid residency, such as a work visa or permanent residence.
Can I get a visa if I own property in Japan?
Owning property in Japan does not guarantee you a visa here. All visas in Japan are “activity-based,” meaning you must do something (studying, working, business management) to obtain a visa.
Where can a foreigner purchase property in Japan?
There are common real estate companies such as Suumo and Homes. However, akiya banks exist if you are looking for something more affordable. They are online vacant house and abandoned properties databases that anyone can view.
In closing
While foreigners buying property in Japan are not guaranteed to live there, having PR or even visiting it in the short term guarantees a place to stay.
Double-check with a tax advisor or legal professional to understand any tax obligations or agreements between Japan and your home country regarding foreign-owned property.
If you are in Japan, the Japanese government has various programs and subsidies to support home ownership in more countryside areas.
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