Can foreigners buy property in Japan? A Guide for Singapore Citizens
If you’re looking to relocate, or to invest overseas, you may be considering buying property in Japan. Before you go ahead you’ll need to learn more about the rules for buying Japanese properties, the Japan property price trends to look out for, and the process you’ll need to follow. This guide has you covered.
Buying a property overseas can be daunting enough without needing to worry about costly and slow overseas transfers. In this guide we’ll also talk about providers like Wise and OFX which can help with cheap, fast and safe international transfers to Japan.
Can Singapore citizens buy property in Japan?
Yes. You can buy a property in Japan as a Singapore citizen with more or less the same legal rights as a Japanese citizen.
There are a couple of exceptions, which we’ll look at in a moment - and you’ll also find the whole process a lot easier to navigate if you already have a zairyu card (在留カード) - a Japanese resident card. If you're not a resident you can still legally buy a Japanese property, but there are likely to be additional checks, costs and hurdles for you to clear to do so.
What are the requirements to buy a house in Japan?
As a foreigner you’ll be able to buy a property in Japan with just a few exceptions. Usually you won’t be entitled to buy agricultural land or forest without specific permissions, and you will also be barred from buying near sensitive sites like military installations. Some specific condos or developments may also have by-laws which prevent foreign buyers.
Once you’ve found a property you like and checked your eligibility, you’ll need to gather the following:
Your zairyu card if you have one
Your hanko - personal stamp or seal
Proof of the funds needed - such as a mortgage document or your bank statements
You may also need additional documents like your passport and proof of address if you’re not a local resident.
Don’t forget there are also rules which apply to your purchase, set by the Singapore government. For example, if you have an HDB, your minimum occupation period (MOP) must have expired before you purchase any other home or investment property, including one abroad.
How to buy a home in Japan step by step
When you’re buying a property overseas, you can expect there to be many differences in the processes, and local rules and norms you’ll need to learn about. Using a reputable property agent is essential to make sure you have the help on hand to navigate the process seamlessly. Here’s a step by step overview of how to buy property in Japan as a Singapore citizen:
Find a reputable property agent or realtor
Using a property agent who understands your needs is essential. There are many realtors in major cities in Japan who specialise in supporting expat buyers, and who will be able to guide you through the process with communication in English. Talk to a few individuals to find someone who you have a good rapport with.
View and select properties
The obvious place to start is online. We’ll look at some of the most popular property websites in Japan a little later, which allow you to browse, filter and search properties to find the right location, size, type and price for your specific needs.
Express your intent to buy your preferred property
Once you’ve selected the right place for you and your family, you’ll need to write a Letter of Intent to let the seller know you’re a serious buyer. Your agent will help with this. Once this letter has been received you’ll be able to proceed to negotiating the finer points of the transaction.
Negotiate the details of the sale
Your agent will help you to negotiate a sale price, dates for paying a deposit and completing and the other essential practical and contractual agreements. You may want to complete other due diligence checks like getting a survey completed to check the structure of the property - your agent can advise on what’s needed.
Pay your deposit
The next step is to agree and pay your deposit which is usually about 10% of the property sale price. This is usually paid to the seller directly, to establish a trust relationship. Your agent will give you a document, or set of documents, described as an ‘Explanation of Important Matters Regarding the Property and Transaction’. These documents cover all the legal aspects of the purchase for your records.
Complete on your purchase
The final step is to complete the purchase and pay the remaining sum owed. You may need to visit the sellers’ bank for this step, so you can pay and collect your keys at the same time. The agents will also arrange to transfer the property to your name legally.
How much does it cost to buy property in Japan?
The Japanese real estate market has been attractive to foreign investors recently thanks to the depreciation in the value of JPY. This has contributed to the steady growth of real estate prices in Tokyo and many other popular Japanese cities. When you’re setting your budget for your Japanese property purchase, make sure to take into account the agreed sale cost, but also:
Consumption tax - this is set at 10%, and may already be included in the sale price you agree
Stamp Duty - which varies based on the sale price
Real estate acquisition tax - this is a 3% or 4% tax depending on the property type
Registration and license taxes - payable when you register the property in your name
Any prepaid tax owed to the seller - annual taxes like city planning tax and fixed asset tax may have already been paid for the year, so you may need to reimburse the seller for your portion
Agency, admin and miscellaneous fees
Don’t forget that in addition to property costs, international transfer fees and costs added into the exchange rates offered can also push up the final amount you pay to buy property in Japan.
Instead of sending money with your bank, take a look at non-bank alternatives like Wise and OFX which offer cheap, fast and secure international transfers. Wise offers an automatic discount for higher transfers and OFX can offer competitive rates for large transfers as well. Here’s a summary:
Wise: Wise uses the mid-market exchange rate and offers low cost, high-value transfers of up to 2 million SGD. Transfers are typically completed within 1–2 business days.
OFX: OFX doesn’t have maximum transfer limits meaning you can send as much currency as you need to, making them a good option for substantial property transactions.
Cheapest places to buy property in Japan
The cheapest places to buy property will naturally change frequently based on market conditions, supply and demand. Generally if you need to be in a major city like Tokyo or Osaka, you’ll find that property prices reduce significantly if you choose to live in one of the outer wards. By picking somewhere with good transport links you can still get the benefits of living in the city with a significantly lower housing cost.
Or, if you have complete flexibility, smaller cities and towns are your best bet for a cheap place. Use a property website to shop around based on different factors including location and property type to see what works best for you.
Factors affecting the house prices
The primary factor affecting property prices is location and property type. As we’ve already seen, in a globally connected world, the way that the currency is performing can also make a difference as foreign buyers may be more or less inclined to buy properties based on the relative strength of the currency.
Ongoing costs of buying a home in Japan
Don’t forget that your home will have ongoing costs to consider as well as the initial purchase price. This can be even more important if you’re buying an investment and won’t live there personally. Here are a few things to add to your budget:
Mortgage interest - or other fees if you finance your purchase with a loan
Maintenance - costs of upkeep on the property, whether or not you live there
Utilities - bills for water, electricity and so on if you're in the home
Security - you may decide to pay for security if you’ve bought a holiday home or investment and won’t be there yourself
Repairs - don’t let your property depreciate by allowing maintenance to lapse
If you find you need to send money from Singapore to Japan to pay for your ongoing property costs, using a provider like Wise can be an excellent way to keep down the overall price you pay.
Is it a good idea to buy a house as an investment in Japan?
So is it a good idea to invest in a Japanese property instead of, say, buying a property in Australia or buying a place in Malaysia?
Unfortunately, the answer here is - it depends. Buying a property at home or abroad is a large investment, and a very personal decision. There are risks and challenges associated with buying property in any country, so doing your research and acting on personal advice is essential.
Japan’s property market is seeing steady growth at the moment, but as markets change, the value of a property may go down as well as up. Plus, if you’re not a resident you’ll need to think about the practicalities which may be more complex than buying as a Japanese resident. Check up on the requirements and how they apply to you before you consider buying.
Pros and cons of buying property in Japan
| Pros of buying property in Japan | Cons of buying property in Japan |
|---|---|
✅Japan’s property market is seeing steady growth ✅Stable economy which is attractive to foreign investors ✅Currency exchange fluctuations have reduced the relative costs of properties recently ✅Can be better than renting if you intend to live in Japan yourself | ❌Relatively high costs of purchase once you include taxes and legal fees ❌HDB minimum occupancy rules may prevent you from buying a private property ❌There is a risk that your property will lose value if markets are volatile |
Should you rent or buy a house in Japan?
This mainly depends on your long and short term plans. Buying a property does not offer a visa or legal residence in Japan, but if you have a visa and you’re planning on staying a long time - or you want an investment - buying could be tempting. If you don’t know how long you will stay in Japan, or don’t have the funds right now to buy, renting is also a good option.
What’s the property market like in Japan?
The property market in Japan is seeing steady growth. In 2025, Tokyo property prices are projected to increase by 5-6% annually by online analysts - but regional cities are also seeing good growth thanks to the increase in remote working.
It’s impossible to say how global and local political and economic factors will impact property prices over time, so it’s helpful to keep an eye on trends as they appear through online analyst statements and news reports. Ultimately, whether or not the Japanese property market is the best place for you to invest is a very personal decision, which you’ll need to research and consider carefully.
Financing a property purchase in Japan
There’s no theoretical reason why you can’t get a loan in Japan to buy your property, even if you’re Singaporean. However, in practice, many Japanese banks do not offer mortgages or other loans to people without permanent residency rights or a local guarantor. This may make it tricky to get a loan locally in Japan.
As an alternative you may be able to take a property loan in Singapore to pay for an overseas property purchase. To find a good deal working with a mortgage broker is the best solution.
If you’re sending a high value payment from Singapore to Japan to pay for your property purchase, check out Wise which offers large and secure transfers with the mid-market rate and fee discounts on large transfers.
Paying property tax in Japan
We already touched on city planning tax and fixed asset tax which are the main property taxes in Japan. Fixed asset tax is 1.4%, and paid annually. City planning taxes vary depending on where the property is, usually around 2% to 3% of the assessed value of the property.
Tips for foreigners to buy property in Japan
Here are a few final tips to help your purchase go smoothly:
Buying a property in Japan does not give you a right of residence - make sure you have the right visa or permit if you intend to stay there long term
Get a local realtor to help you navigate the local property market successfully
Don’t forget, you can’t buy another private property if you’re in your HDB’s MOP - double check to stay the right side of the law here at home
When sending money for your purchase, check out and compare a few different money transfer services like Wise and OFX to make sure you get the best available deal
How to find a Japan property
You’ll want to start your search for properties in Japan using online platforms, real estate agents, and local listings. Online sites - like those we'll cover in a moment - give an easy and no risk way to look around options and get a feel for the market. Generally sites also have filter options so you can filter out any properties which you would not be interested in based on price or location.
Japan property websites
Here are some of the most popular property websites in Japan to start your search:
Suumo.jp - the most popular real estate website in Japan by traffic. If you don’t read Japanese you may need to use Google translate, but there are many properties to view here
Homes.co.jp - another site to use Google translate, but with excellent search tools to narrow down properties depending on your preferences
Realestate.co.jp - English language site which you can browse and use to connect you with bilingual estate agents and other support like financing
Conclusion
Generally, Singaporeans can buy property in Japan with no legal restrictions. You’ll need to get local help to figure out the best place, price and process to buy based on your specific needs. Both Tokyo and regional cities are experiencing steady growth in house prices at the time of research, which makes them a popular choice among overseas investors.
Bear in mind that you may not easily get a local housing loan in Japan if you’re not a permanent resident or married to a Japanese citizen. This may mean you have to pay for your property with funds you already have in your bank.
When you need to pay for your deposit, for the property purchase, or for ongoing costs, take a look at providers like Wise and OFX which can be helpful when buying property overseas, thanks to fast, cheap and secure international transfers, with good exchange rates.
FAQs on Buying Property in Japan
Yes. Singaporeans can buy property in Japan with no legal restrictions, although it is far easier to do so if you’re a resident in Japan already.
Usually you need to pay a deposit of 10% of the property sale price as part of the purchase process. This is not usually paid from a loan but from your own savings, and will be passed directly to the seller.
It could be. Japan’s property market is seeing steady growth at the moment, but as markets change, the value of a property may go down as well as up. There are risks associated with buying property in any country, so doing your research and taking professional advice is essential.