Yes, foreigners can generally buy property in Japan, including houses, apartments, land, vacation homes, old houses, and run-down akiya alike. Japanese citizenship, residency, or a visa is not required, and non-residents may purchase property entirely from overseas. However, owning property does not, on its own, give you the right to live in Japan, so it's worth understanding the relevant immigration rules, paperwork, costs, and of course the extent of your renovation plans before making an offer.

Can foreigners buy property in Japan from overseas, without visiting?

Non-residents can generally purchase property in Japan without ever visiting the country. A purchase can be completed remotely using an apostilled affidavit of identity in place of the residence certificate that resident buyers typically provide. Nevertheless, most buyers still choose to view the property in person or appoint a trusted local representative, since photos alone rarely reveal a property's true condition, especially for older homes or akiya which typically may need significant renovation. If you won't be living in Japan, having a trusted local team can make all the difference. AKIYA2.0 provides property management services that help overseas owners maintain and oversee their homes with confidence.

Are there any restrictions on foreign buyers?

People ask, “Do foreigners need a visa or residency to buy property?” Japan does not restrict ordinary property ownership based on nationality. Foreign buyers can acquire freehold land, detached houses, apartments, and commercial property on the same legal basis as Japanese citizens. However, a few property-specific rules still apply. Farmland typically requires permission from the local agricultural committee before it can be purchased, and this requires you to live and work the property as a farmer for the bulk of days each year - so for most people this is not practical or possible. Other properties near certain national-security sensitive sites, such as SDF bases or nuclear facilities, fall under Japan's Important Land Survey Act and may require additional notification or may not be allowed at all. Zoning laws can also limit how land is used, and properties without proper legal road access may not be eligible for rebuilding. Historic districts and municipal akiya-bank programs may carry their own renovation or occupancy conditions, so it's worth checking the specific property and local rules before buying.

What documents do foreigners need to buy property?

At minimum, foreign buyers typically need 

• a valid passport, 

• proof of address, 

• proof of funds, 

• documentation confirming their identity or signature (an apostilled affidavit, for buyers purchasing from overseas). 

That last document trips up more buyers than any other on this list. As Ohki Shigetaka, a judicial scrivener who regularly partners with AKIYA2.0 on property transactions, points out in his interview, "in principle, Japanese embassies often cannot create affidavits," so this needs to be prepared in your home country before your purchase process begins, not something you can arrange after you've already started.

This matters even more if you're buying remotely. You'll also need a power of attorney and a Japan-based contact to help with registration, since you won't be there in person to handle each step yourself. Buyers seeking a mortgage will need additional income, employment, and tax documentation. Though it's worth noting that most Japanese banks only offer mortgages to residents, so non-residents purchasing from abroad typically buy in cash.

One requirement that surprises many first-time buyers is that under Japan's Foreign Exchange and Foreign Trade Act (FEFTA), non-resident buyers are generally required to report their acquisition of real property to the Ministry of Finance through the Bank of Japan within 20 days of the transaction. As of 1 April 2026, this reporting requirement was expanded to include purchases for personal residential use that were previously exempt. Because this requirement is easy to overlook, buyers should confirm whether it applies to their transaction and ensure the report is submitted on time. 

How much does it actually cost?

The purchase price is only part of the budget. Buyers should also plan for the real estate agent's commission, commonly calculated as 3% of the purchase price plus ¥60,000, plus consumption tax, for properties above ¥4 million, along with legal and registration fees, a real estate acquisition tax, and a professional inspection. This is the statutory maximum fee for properties over ¥4 million (for example, roughly ¥390,000 plus tax on a ¥10 million property). Older homes and akiya may also require substantial renovation on top of this. Beyond the purchase itself, all property owners should budget for annual property tax, insurance, repairs, utilities, and, for non-resident owners in particular, local support to manage payments and upkeep from abroad.

What should you check before buying?

Before committing to a property, arrange a professional inspection covering the roof, foundation, termites, mold, utilities, septic system, and earthquake resistance - all of which are especially important for older homes and akiya, considering that many were built before Japan's major seismic code updates. It's equally important to confirm the title, inheritance status, land boundaries, zoning, and legal road access, and to check whether the property is actually eligible for renovation or rebuilding. A property with poor road access or rebuilding restrictions can be difficult to use, finance, or resell later, even if the initial price looks like a bargain.

Buying property in Japan as a foreigner is genuinely more accessible than most people assume, but "no restrictions on ownership" doesn't mean "no paperwork." Between FEFTA reporting, agent fees, acquisition taxes, and property-specific checks, a bit of preparation goes a long way toward avoiding surprises. If you're specifically considering an akiya, these general rules apply on top of the akiya-specific factors like condition, renovation scope, and local requirements covered in our other guides.