Japan Real Estate
OUR SERVICES

Our Services

From buying a property in Japan to rental management, minpaku management and selling, you can consult one point of contact while living abroad.

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  • Real Estate Transaction Business Governor of Tokyo (1) No. 113344
  • Rental Housing Management Business MLIT Registration (01) No. 010549
  • Private Lodging (Minpaku) Management Business MLIT Registration (01) No. F06060
  • Gyoseishoshi · Tokyo Gyoseishoshi Association No. 20161333 (our representative)
  • Immigration Application Agent: notified to the Director General of the Tokyo Regional Immigration Services Bureau, No. 132021200019
OUR THREE PILLARS

Three Specialized Services for Overseas Investors

BROKERAGE

Brokerage for Your Purchase

We help investors living abroad buy property in Japan, in multiple languages.

  • Property proposals and investigation
  • Viewings by video call (our agent streams live from the property) or in person
  • Offer submission and negotiation of price and terms
  • Contract procedures with important-matters explanation and e-signature

Handled by: our company (licensed real estate brokerage)

Learn more: Brokerage for Your Purchase
PROPERTY MANAGEMENT

Rental & Minpaku Management

We look after your property after purchase, through rent remittance and monthly reports.

  • Tenant sourcing, screening, and leasing
  • Rent collection and remittance, and repair arrangements
  • Private lodging (minpaku) management
  • Monthly income statements and an annual management report

Handled by: our company (rental housing and private lodging management, MLIT registration)

Learn more: Rental & Minpaku Management
LEGAL & VISA

Company Formation & Residence Status

A Gyoseishoshi handles company formation and residence status procedures in Japan.

  • Preparing incorporation documents (articles of incorporation, etc.) for a Japanese company (GK / KK); registration is filed by our partner judicial scrivener
  • Filing residence status applications on your behalf
  • Minpaku notification documents
  • Free consultations about these documents (within the scope of Gyoseishoshi work)

Handled by: the Gyoseishoshi office run by our representative (engaged separately from our company)

Learn more: Company Formation & Residence Status
BROKERAGE

Brokerage for Your Purchase

As a licensed real estate brokerage, we guide you from property proposals and viewings to your offer, the important-matters explanation, the contract, and closing and handover.

Service area

We handle properties across Japan. Numbers show current listings. Tap a prefecture to see its properties.

  • Tokyo
  • Kanagawa
  • Saitama
  • Chiba
  • Yamanashi
  • Shizuoka
  • Nagano

How to view a property

  • Video call

    Our agent streams live from the property so you can see the rooms and the surroundings in real time.

  • In-person viewing

    Our agent shows you the property when you are visiting Japan.

  • 3D Tour

    For properties we have scanned, you can explore the interior in 3D on the property page.

Selling

You can also consult us about selling. We help from a market-based price proposal through the procedures with the buyer.

PROPERTY MANAGEMENT

Rental & Minpaku Management

After purchase, our company, registered for rental housing management and private lodging management, looks after your property.

Rental management

  • Finding tenants (leasing brokerage), screening and lease contracts
  • Rent collection and remittance to you
  • Arranging repairs and restoration
  • Handling contacts from tenants and neighbors

For properties in Yamanashi, Shizuoka and Nagano, we take on the management and work with local management companies. For properties in other prefectures, we will discuss management case by case after checking the arrangements of local management companies.

Monthly report

Example report (monthly rent of ¥100,000)
Rent received
¥100,000
Management fee (5% of rent)
−¥5,000
Consumption tax
−¥500
Repairs and other costs
¥0
Amount remitted
¥94,500

Figures are an example. The management fee rate is set in the management agreement.

After each remittance, you receive an email in your language, and you can view the monthly income statement (PDF in 11 languages) under Holdings on your Dashboard. Once a year, we provide the management report required by the Rental Housing Management Act and explain it to you.

Private Lodging (Minpaku) Management Business MLIT Registration (01) No. F06060

Private lodging (minpaku) management

We manage homes notified under the Private Lodging Business Act when they are rented to guests. If you live outside Japan, the management must be entrusted to a registered private lodging management business.

  • Guest hygiene and safety (cleaning, emergency guidance, etc.)
  • Guidance in foreign languages on facilities, transport and emergency contacts
  • Guest register and identity checks
  • Explaining house rules to neighbors and handling complaints

Guests can stay up to 180 days a year, and local ordinances may restrict areas or periods. For condominiums, we also check whether the building rules allow minpaku. The notification documents are prepared by the Gyoseishoshi office run by our representative.

END-TO-END PROCESS

Your Path to Purchase

From your first consultation to closing and handover: what we ask of you at each stage, and what we do.

Every stage can be completed without visiting Japan (in-person viewings are also available). After you submit an offer, you can follow the progress on your Dashboard.

  1. Consultation & viewing

    At your convenience
    What We Need From You
    Tell us what you are looking for (area, budget, yield, etc.) and choose a viewing time
    What We Do
    Propose properties and guide you through a video-call or in-person viewing

  2. Offer

    1–2 weeks
    What We Need From You
    Send your desired price and timing online from the property page
    What We Do
    Negotiate price and terms with the seller

  3. Property investigation

    1–2 weeks
    What We Need From You
    Complete online identity verification and enter the code we mail to your address
    What We Do
    Investigate the property's rights and legal restrictions, and prepare the important-matters explanation

  4. Purchase agreement

    What We Need From You
    Receive the important-matters explanation online and e-sign the sales contract
    What We Do
    Important-matters explanation by a Real Estate Transaction Specialist, and preparation of the contract

  5. Settlement & handover

    2–4 weeks after the contract
    What We Need From You
    Remit the purchase price and prepare the documents needed for registration
    What We Do
    Arrange title transfer registration by our partner judicial scrivener, and hand over the property

  6. After handover: rental management begins (if you wish)

    What We Need From You
    Review the terms of the management agreement
    What We Do
    Find tenants, or take over the existing tenancy
COST TRANSPARENCY

Cost Transparency

The costs at purchase and during ownership, and who they are paid to. Enter a price to see an estimate of the purchase costs. We give you exact figures for each property.

Costs at Purchase

Property type
Estimated total¥2,106,000
About 7.0% of the price
Brokerage fee (3% of the price + ¥60,000, plus consumption tax; properties over ¥4 million)
Paid To: Brokerage firm
¥1,056,000
Real Estate Acquisition Tax (est., rate varies by property type)
Paid To: Prefectural tax office
¥540,000
Registration License Tax (title transfer)
Paid To: Legal Affairs Bureau
¥270,000
Stamp Duty (purchase agreement)
Paid To: Revenue stamp / tax office
¥10,000
Judicial Scrivener & Other Fees (est.)
Paid To: Judicial scrivener
¥230,000

Costs During Ownership

Fixed Asset Tax & City Planning Tax
Standard rate 1.4% + city planning tax up to 0.3% (on the fixed-asset assessed value)
Municipal government
Management Fee & Repair Reserve Fund
Building management association
Rental Management Fee
5% of monthly rent (excl. tax, approximate)
Us (rental management operator)
Property Insurance Premium
Insurance company
Tax Filing Agency Fee
Partner tax accountant

Costs and yields for each property are on its property page.

View Properties

Real estate acquisition tax and registration tax are estimated assuming the assessed value is 60% of the price. Pro-rated property tax settlements are calculated separately.

FAQ

Frequently Asked Questions

Before you buy

Can I purchase real estate in Japan even as a non-resident foreign national?
Yes. Regardless of nationality or residency, you can purchase real estate in Japan. We specialize in supporting overseas investors.
Do I need a visa or residency status?
A visa or residency status is not required to purchase real estate itself. If you are considering setting up a company or staying in Japan, the Gyoseishoshi office run by our representative can file the residence status application (engaged separately from our company).
Can the process be handled without speaking Japanese?
Yes. We support Japanese, English, Chinese (Simplified & Traditional), Korean, Vietnamese, Spanish, Portuguese, French, Indonesian, and Thai.
Can the purchase be completed entirely remotely, without visiting Japan?
Yes. Viewings can be done by video call and contracts by e-signature, so you can complete your purchase without visiting Japan.
Can you handle properties anywhere in Japan with a Tokyo license?
Yes. A real estate brokerage license in Japan is issued by the governor of the prefecture where the office is located (or by the national minister when there are offices in two or more prefectures), and it does not limit where the properties can be. With our license (Governor of Tokyo (1) No. 113344), we handle purchases of properties anywhere in Japan. For properties outside Tokyo, Kanagawa, Saitama, Chiba, Yamanashi, Shizuoka and Nagano, we arrange on-site viewings together with the local real estate company handling the property.

Procedures

Do I need a Japanese bank account?
Not necessarily. We will guide you through the specific procedure individually.
How do I send funds from abroad?
You send the purchase price from a bank account abroad to a designated account in Japan by the closing date. You do not need a Japanese bank account. Before closing, we explain where and when to send the funds and how to describe the purpose of the transfer, and we plan the schedule allowing for the days an international transfer can take.
What documents are needed for registration?
Mainly a certificate of your address issued by the government of your country (or similar), its translation, and a power of attorney for the judicial scrivener. If you live outside Japan, a contact in Japan (a person or a company) is also registered (since April 2024). The documents differ by country, so our partner judicial scrivener guides you, and we help with the schedule and obtaining the documents.

After you buy

How much of the rental management can I outsource after purchase?
We can handle the full scope of rental management: tenant sourcing, leasing, rent collection and remittance, and repair coordination.
What happens if the property becomes vacant?
We promptly begin sourcing new tenants to minimize the vacancy period.
How will I receive reports after purchase?
For properties we manage, after each monthly remittance you receive an email in your language, and you can view the income statement (PDF in 11 languages) under Holdings on your Dashboard. Once a year, we provide the management report required by the Rental Housing Management Act and explain it to you.
Can I run the property as a minpaku (short-term rental)?
A home notified under the Private Lodging Business Act can be rented to guests for up to 180 days a year. Local ordinances may restrict areas or periods, and some condominium rules do not allow minpaku, so we check each property. If you live outside Japan, the management must be entrusted to a registered private lodging management business, which we are. The notification documents are prepared by the Gyoseishoshi office run by our representative.
What support is available if I want to sell in the future?
You can consult the same team for a future sale — from a market-based pricing proposal through to handling the buyer.

Tax & legal

How should I handle Japanese tax filing?
We introduce a partner tax accountant and support the non-resident tax filing procedure.
Can I purchase through a Japanese company I establish?
Yes. For a Japanese company (GK / KK), such as a property management company or a subsidiary for entering the Japanese market, the Gyoseishoshi office run by our representative prepares the incorporation documents (articles of incorporation, etc.), and our partner judicial scrivener files the registration.
Who can I consult for legal advice related to real estate?
The Family Legal Office, a Gyoseishoshi office run by our representative, answers questions about documents for company formation, residence status, contracts and similar matters free of charge. For disputes, we will introduce you to a lawyer (bengoshi).
Do I need to file a report under the Foreign Exchange Act?
When a person living outside Japan acquires real estate in Japan for investment, a report must be filed with the Minister of Finance through the Bank of Japan within 20 days of the acquisition (Foreign Exchange and Foreign Trade Act). Since April 2026, a report is required regardless of purpose, except for residential use and similar cases. We help prepare the report and can also file it on your behalf.
Do I need a tax representative?
If you live outside Japan and file a tax return or pay property tax in Japan, you appoint a person or company in Japan as your tax representative and notify the tax office or municipality. We introduce a partner tax accountant and help you through the notification.

Start with an online consultation

Talk with us by video call about anything from finding a property to managing it after purchase. Our AI Concierge answers your property questions at any time.

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