The searching and purchasing process in Japan is not one-size-fits-all. The steps involved may vary depending on the type of property, your availability to travel to Japan, and your intended use of the property. The following outlines the general purchasing flow and the services that may be needed for a clear and successful transaction, with us offering flexible support based on your specific situation at each stage.
Below are the standard steps for purchasing real estate properties in Japan, with different forms of support available at each stage.
Browse available properties on our website and explore listings that match your interests. You are also welcome to use other Japanese real estate portal sites such as athome, SUUMO, and Nifty, and let us know the properties which you are interested in. To get a head start on your search, sign up for our free newsletter and share your criteria so we can notify you when suitable properties become available.
*Newsletter will be ready to sign up from April, 20206.
Once you find a property of interest, use the contact form on the property page or send us an email with any questions you may have. Depending on the property, we offer two different types of support for the purchase: brokerage services as the buyer’s agent or purchase assistance focused on interpretation and transaction support. If you are unsure which service applies to your situation, feel free to contact us to clarify.
Once you have identified properties of interest, please inform us at least 3 working days (ideally 1 week) in advance so that we can make the necessary arrangements. Please note that most real estate agents in Japan are closed on Wednesdays and typically work on weekends instead.
In most cases, it is optimal to view 2 to 4 properties per day, preferably located within the same region. Online property viewings may be available for some listings; however, we strongly recommend that you — or someone acting on your behalf — visit the property in person whenever possible to avoid misunderstandings or issues later.
We can also visit the property for you for a fee. Depending on the situation, we can: (A) Conduct a live video call during the viewing, or (B) Provide additional photos and videos along with a short summary of the property’s overall condition and surrounding environment. Please note that this service does not replace a formal building inspection.
Some real estate agents do not accept purchase applications from buyers who have not viewed the property in person. For this reason, we strongly recommend visiting Japan and viewing the property yourself whenever possible.
After property viewing
Once you have decided to purchase a property after viewing, the next step is to submit a “Letter of Intent (LOI)”. LOI is a non-binding letter that expresses your interest in purchasing, which also lays out the terms and conditions including your expected property price, payment procedure, etc.
Note that the seller reserves the right to decline the LOI or break off the negotiation if an agreement cannot be reached regarding any of the conditions proposed by either party.
1-2 weeks after LOI
In most cases, contract documents (written in Japanese only) will be shared with you to review in advance. A licensed real estate agent will explain the terms and conditions of the Purchase Contract and Explanation of Important Matters during the contract signing.
Upon signing the contract, you will need to pay an earnest money deposit which is usually 10% of the purchase price. This deposit is a portion of the overall payment for the property, and will also act as a guarantee deposit for penalty that may be incurred. The payment should be made in Japanese YEN via cash or bank wire transfer.
Contract documents can also be sent to you via airmail to sign. However, this is not recommended due to the high risk of documents being lost or delayed, which can jeopardize the closing timeline. As this is the most important step for the property transaction, we strongly recommend that you can be in Japan for the contract signing.
2-4 weeks after Contract Signing
You will need to make payment of remaining balance before the closing date. The closing meeting will begin by confirming your payment and issuing a receipt followed by going through all the documents on property title transfer and handover of keys. Your judicial scrivener needs to be presented at the closing meeting to register the title transfer at the Legal Affairs Bureau immediately after the meeting.
In most cases, you do not need to be in Japan for the final settlement. As long as you send your notarized Affidavit in advance and clear the remaining balance by the closing date, we can complete the transaction remotely. A judicial scrivener will act as your representative to verify the documents and file for the title deed on your behalf, ensuring a smooth and safe transfer of ownership.
The most common way to pay the remaining balance is via international wire transfer using a SWIFT code. However, we also strongly recommend using services like Wise, which can often be sent and received on the same day with lower transaction fees.
Escrow services are available for those seeking maximum security, especially for large transactions. Please note that while escrow provides peace of mind, it is less common in Japan and involves additional service fees compared to direct transfers.
Below are the services provided by KORYOYA. All prices below are after tax.
¥15,000 JPY/property* + Travel Expense
If you have difficulty communicating in Japanese and does not know anyone who speaks Japanese, we can attend the property viewing with you to ensure smooth communication with the local real estate agent or the seller while on site.
If you cannot make it to the property viewing in person and the local agent does not conduct online viewing, we can visit the property on your behalf and provide enough information that helps you make speedy and confident purchasing decisions. We can livestream or record the property tour (photos and videos) upon your request.
If you proceed with the purchase and KORYOYA represents you as the buyer’s agent, the viewing fee for that specific property will be credited toward your final brokerage commission. This credit applies only to the property actually purchased and does not accumulate from other property viewings.
Please note that some agents do not accept purchase application from buyer who has not visited the property himself/herself in person.
*Base fee is for a single property viewing inside Kyoto city. Second property viewing and onwards on the same day will be ¥10,000 JPY per additional property. Property viewings outside of Kyoto city will start with a base fee of ¥30,000 JPY (+ travel expense) and upwards depending on the location.
We offer two distinct types of professional support to help with your purchase.
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| Feature |
Licensed Brokerage (Real Estate Agency Services) |
Interpretation & Administrative Support (Non-Brokerage Services) |
|---|---|---|
| Best For | Buyers seeking maximum legal protection and a licensed real estate agent to represent them throughout the transaction. | Buyers who require language and administrative assistance only (mostly for low-priced countryside Akiya). |
| Service Area | Mainly Kyoto and Kansai Region. (For other areas, please consult with us in advance) | Anywhere in Japan. |
| Role | We act as a licensed real estate broker and assume full responsibility for the transaction, including legal checks and the official disclosure (Important Matters). | Limited to oral interpretation and administrative coordination only. No brokerage, negotiation, or decision-making is provided. |
| Liability | Full professional liability under Japanese real estate law. | Liability limited to interpretation and administrative accuracy only. |
| Fee Structure |
3% of property price + ¥60,000 JPY For properties valued at or below 8 million yen, the fixed commission will be ¥330,000 JPY determined under the “Low-Cost Akiya Property Brokerage Exemption” effective from July 2024. |
¥250,000 JPY + travel expenses |
Why we provide these two options
In the Japanese real estate market, some local agents—especially for low-priced Akiya properties—do not accept co-brokerage. Overseas buyers may therefore be required to deal directly with Japanese-only agents or miss opportunities.
We offer two clearly separated service models to ensure clarity, compliance, and reduced risk. The appropriate model is determined based on the transaction structure and local agent policy, and only one service applies to each transaction.
As a licensed real estate broker, we specialize in the unique world of Japanese architecture—from historic Kominka and Machiya to affordable countryside Akiya. We understand the perks and quirks of old houses, the hidden risks to look out for, and the delicate social etiquette of rural communities. Discover our mission, the team behind KORYOYA, and why our network of trusted partners makes us the right choice for you.