How to buy a home in Japan, from first call to keys in about 90 days.
You pick the house. We handle the search, the paperwork, the contractors and everything after. You never have to fly over, but you're welcome at any step.
Foreigners can own land and homes in Japan outright. On a tourist visa you'll buy with cash, since mortgages generally aren't available.
Eight steps. Here's exactly who does what.
You make the decisions. We do the legwork, the Japanese paperwork and the chasing.
Discovery call
Tell us your goals, budget and dream location.
Tell you honestly whether Japan, and which area, fits what you want.
Your info pack
Read it over and decide.
Send our agreement, past contracts, real renovation invoices and detailed cost breakdowns.
Join the Buyer's Program
Sign the agreement and pay the first half.
Set up your WhatsApp group with our team and a partner agent in Japan within 24 hours.
Search & video tours
Pick favourites from what we send, or send us homes you found yourself.
Send 4–6 matched homes, run live video tours, flag problems we see and estimate rental income.
Make an offer
Approve the price.
Negotiate (usually at most ~5% below asking), translate and review the contract.
Contract
Join an in-depth video call and sign.
Walk you through every clause while the seller reviews.
Pre-closing
Send your funds.
Meet the judicial scrivener (Japan's version of escrow), verify your identity and prepare the title paperwork.
Closing & keys
Join if you like, in person or by video.
Attend closing for you, collect the keys and turn on utilities. Official title papers arrive ~45 days later.
Real example: Mark & Paula, Australia to Otaru
From accepted offer to keys takes at least 45 days, and 60–70 at the longest.
No surprises. Here's what buyers actually pay.
$2,450 when you join. $2,450 a week before closing, or at 12 months if you haven't bought yet. Covers 5–6 viewings at a minimum.
On a $60K home. Paid to the government and third parties at closing, not to us.
On a $40K home: property tax ~$600, homeowner's insurance with earthquake cover ~$300.
- Agent commission
- Judicial scrivener fee (司法書士報酬)
- Registration & license tax (登録免許税)
- Property acquisition tax (不動産取得税), billed a few months later
- Stamp duty (印紙税) on the contract
- Consumption tax, only when it applies
- Your share of this year's property tax (精算金)
- Fire & earthquake insurance
Renovation: from a quick fix to a full rebuild
Real 2026 client projects. Totals include our 20% coordination fee and Japan's 10% consumption tax.
| Project | Scope | Total | ≈ USD |
|---|---|---|---|
| Mountain house, Nagano | Two cold-climate heat-pump AC units + electrical upgrade | ¥963,600 | ~$6K |
| Rental prep, Otaru | New water heater, faucets, toilet tank, pressure pump | ¥924,000 | ~$6K |
| Family home refresh, Otaru | New bathroom, carpentry, doors, wallpaper, tatami, exterior paint | ¥5.26M | ~$33K |
| Lakeside villa, Fukushima | Roof leak repair, partial re-roof, balcony, porch, entry floor | ¥7.39M | ~$47K |
| Lodging conversion, Asahikawa | Lodging license + fire safety, new wet areas, full plumbing, interior | ¥8.41M | ~$52K |
| Ski rental, Otaru | Full renovation: kitchen, bath, windows, roof, boiler, interior design | — | ~$67K |
How renovation billing works: an itemised quote, 50% to start, 50% when the work is done and you've approved it on a video walkthrough. Anything hidden found once walls open up is quoted before any work starts.
Plan your purchase.
Getting the keys is the start. Here's what owning looks like.
Care plans for homes you don't rent out. An empty home in snow country is on a clock: left alone, a Japanese house can decay past its repair value in 3–5 years.
Watch
- 1 full visit a month
- Water, power & heat checks
- Leak, mold & odor checks
- Mail & utility bills handled
- Photo report to your dashboard
Care
- Everything in Watch
- 2 visits a month
- Interior cleaning & exterior upkeep
- Seasonal winterization
- Freeze & leak sensor monitoring
Estate
- Everything in Care
- Weekly visits in winter
- Dedicated account manager
- Pre-arrival prep & provisioning
- Contractor coordination at 12%
One-time onboarding ¥40,000. Billed monthly on an annual agreement. USD at ~¥148/$1.
Renting in Japan needs a license. Which one depends on how many nights you want to rent and where the house is.
Minpaku
Part-time renting alongside your own stays. Easier and cheaper to set up.
Ryokan
Boutique stays and akiya inns, with the most rental income. Higher fire and zoning compliance.
Special-zone minpaku
Only in designated areas, like Osaka and parts of Tokyo.
Airbnb Legal Preparation: $3,750
License applications, code upgrades coordinated with your renovation, inspections through fire-department sign-off, professional photos and listing setup. Then we run it.
Just need the paperwork handled? The Essentials Plan ($1,965/yr) covers property tax, utilities and homeowner's insurance for any home, rental or not.
About EssentialsWhat buyers ask us first.
No. Tim & Allie closed from Colorado in 66 days without ever stepping inside. You're welcome at any step, but good homes move fast, and waiting for a trip has cost buyers a house before.
We're still here, still searching with you. The second half of the fee is due at 12 months either way, because the work has been done.
At least 5–6. Most people find their home well before that. If a search runs long, we'll ask you to help cover travel for further viewings. How much depends on how far we travel and what it costs.
We tell you everything we see, but old Japanese houses can hide problems. When something comes up, we fix it and tell you exactly what happened. During Mayer's renovation a contractor left a water line running and flooded the ground floor; we replaced the contractor and covered the cost. Our client stories show more, and that's just scratching the surface.
Our own team, in Japan and the US: bilingual agents, on-site staff in Otaru, an interior designer and vetted contractors. As Mark & Paula put it: "Between Cam organizing everything and Matt here on-site with contractors, it made the process as smooth as we could have hoped."
Yes, with the same rights as Japanese citizens. You own the house and the land outright.
Generally not on a tourist visa, so plan on paying cash.
Every payment is documented and invoiced, and final renovation payments only happen after a video walkthrough you approve.