Can a foreigner buy a house in Japan?

Yes, there are no legal restrictions on buying real estate properties in Japan for foreigners. There is no need to have a Japanese citizenship or permanent residency (Eijuken) to buy a house in Japan. However, owning a property in Japan does not entitle the purchaser any special status such as a Permanent Resident Visa.

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Can I buy a house in Japan without having to visit Japan in person?

While it is possible, many local real estate agents in rural Japan do not conduct online property viewing and will only accept buyers who can actually visit the property in person. There are exceptions (more likely in bigger cities) so please contact us if you wish to purchase a particular property without vising Japan.

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Do I have to move to Japan to buy a property?

No, you don't need to move in Japan and you are not required to have any residential registration in Japan to purchase a property in Japan. By Japanese law, you may purchase property for vacation use, investment use and residential use even you visit the property only once a year.

Please note that most Akiya houses listed on the Akiya banks require the buyer to relocate to the city and town where the house is located.

How do I buy an abandoned house or Akiya in Japan?

In Japan, “Akiya” simply refers to vacant houses, and they are handled through two main channels. Many municipalities operate official Akiya Bank programs, where vacant houses are listed to encourage relocation to rural areas. To purchase a property through an Akiya Bank, buyers usually need to register with the local municipality. In many cases, these programs prioritize buyers who plan to relocate to the area, and some properties may not be available to buyers currently living overseas.

However, not all Akiya properties are listed in municipal Akiya Banks. A large number of vacant houses — including Kominka and countryside homes — are listed on general real estate portal sites such as athome, Suumo, and etc and are handled by local licensed real estate agents, just like regular properties. These properties are typically more flexible in terms of buyer eligibility and transaction process.

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Does KORYOYA provide assistance on buying Akiya houses?

We can assist with Akiya properties listed through local realtors and general real estate markets, including support with viewings, negotiations, and the purchase process. If you are unsure whether a property is part of an Akiya Bank or a standard real estate listing, feel free to contact us and we will help clarify the situation.

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How do I register myself to the Akiya banks?

Please visit the Akiya bank pages of each municipal and ask for assistance. Most of the time you are required to submit proof of residence in Japan, although in some cases a copy of your passport is also accepted.

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Can a foreigner apply for housing loan/mortgage?

In most cases, housing loans are only available to people with permanent residency or Japanese citizenship which means the purchase need to be made in cash (bank wire transfer) for buyers from overseas.

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Can I apply for purchase without viewing a property?

It depends on the local real estate agent or company. For some properties, the local real estate agent may not be able to conduct online property viewing, or they may reject inquiries from overseas as they prefer meeting the buyer in person. While it will be the easiest if someone you know who lives in Japan can act on your behalf, we can also provide assistance to help you purchase a property without the need to visit Japan. Please contact us for more information.

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Can a foreigner purchase property in Japan without living in Japan?

Yes. Foreigners are legally allowed to purchase land and buildings in Japan regardless of residency status. However, some sellers or local agents may prefer buyers who can visit in person or plan to live in the property. Availability and conditions vary by property and location.

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Are there any restrictions on the type of property foreigners can buy?

In general, there are no legal restrictions on foreigners purchasing residential properties in Japan. However, certain properties — especially agricultural land or properties listed through municipal Akiya Banks — may have additional requirements or conditions set by local authorities.

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How long does the purchase process usually take?

For standard real estate transactions, the process typically takes one to three months from offer to final settlement. For rural or traditional houses, timelines may vary depending on documentation, seller circumstances, or local administrative procedures. Whether or not the buyer needs to be in Japan for the contract or settlment meeting depends on the situation.

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Do I need a Japanese bank account to purchase property?

A Japanese bank account is not always required to purchase property, but it may be usefl for certain payments, taxes, or ongoing expenses. Requirements vary depending on the transaction structure and the parties involved. For overseas buyers, we often recommend using services such as WISE, which can be a practical and cost-effective option for international transfers and payments in Japan.

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Can I buy a property that contains farmland even if I don't plan to farm?

The buyer needs to obtain permission from the agriculture committee of Japan if the property contains farmland. It will be difficult to get permission if the buyer is not a licensed farmer in Japan. However, depending on the area of the property, the farmland may be changed into residential land through proper registration. After farmland has been changed to residential land (or other types of land), there will be no need for permission from the agriculture committee of Japan for purchasing the property.

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Can I run a AirBnb or other lodging business with the property?

Yes, however the rules and restrictions are slightly different for each municipal. Please confirm with the municipal first if you wish to run a guest house with the property.

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How much will renovation cost?

It depends on the area, condition, and size of the property. There are properties that you can move in right away but there are also ones that will take more than 30 mil yen for a full scale renovation. In most cases, you should prepare at least 10~15 mil yen for fixing a standard size Kominka (~150sqm floor area). This includes, if not all, repairing the roof, repairing interior and exterior wall, replacing flooring, adding modern bathrooms and kitchens, and renewing electric wires and gas pipeline.

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I need help with renovation, ongoing maintenance, and bill payments etc.

Yes, we can assist with all of these. Depending on the location and scope, we can either provide support directly or introduce trusted local management and renovation companies (architects or contractors) who may be able to offer these services.

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Are these houses resistant to earthquakes?

Traditional Japanese houses built before 1950 were built with the method of not fighting and resisting, but rather unifying and coexisting with the forces of nature by understanding and taking advantage of wood and understanding its characteristics.

That said, a reliable method of diagnosing earthquake resistance of traditional Japanese houses has not been established thus it is difficult to accurately measure the stability of these houses. We ask buyers to understand the situation, and acknowledge the risk of possible collapse in the event of a severe earthquake.