Actual Closing Costs on a ¥100 Million House in Tokyo (2026)

Buying a home in Japan is surprisingly straightforward, but the purchase price is only part of the story.

Many buyers budget ¥100 million (about USD $625,000) for the property itself, only to discover that they need another 5 to 8% to cover taxes, brokerage fees, legal costs, and other closing expenses. If you're financing the purchase, you'll also need to budget for bank fees and mortgage-related costs.

So what does buying a ¥100 million home in Tokyo actually cost?

Let's break it down.

USD conversions below are approximate and based on an exchange rate of ¥160 = USD $1.

Purchase Price

Property Price: ¥100,000,000 (about USD $625,000)

This is the agreed purchase price with the seller. However, it is only part of the total amount you'll need to budget for.

Brokerage Fee

If you're purchasing through a licensed real estate agent in Japan, the maximum brokerage fee is set by law.

3% + ¥60,000 + 10% consumption tax

For a ¥100 million property, this works out to:

• Brokerage fee: ¥3,060,000 (about USD $19,125)
• Consumption tax: ¥306,000 (about USD $1,913)

Total: ¥3,366,000 (about USD $21,038)

Some agencies charge less, but this is the legal maximum and the amount you should budget for.

Stamp Duty

Japan requires a revenue stamp to be attached to the purchase agreement.

For a ¥100 million transaction, this is typically:

¥30,000 to ¥60,000 (about USD $188 to $375)

The exact amount depends on current tax incentives and the type of contract being signed.

Registration & License Tax

Once you've purchased the property, ownership must be officially registered with the Legal Affairs Bureau.

This tax is based on the government's assessed value of the property, not the purchase price.

For many homes in Tokyo, buyers can expect to pay approximately:

¥300,000 to ¥800,000 (about USD $1,875 to $5,000)

Judicial Scrivener Fee

A licensed Judicial Scrivener (司法書士) handles the legal registration of ownership and ensures everything is correctly filed.

Your real estate agent will normally introduce a trusted scrivener from their professional network.

Typical cost:

¥80,000 to ¥200,000 (about USD $500 to $1,250)

Real Estate Acquisition Tax

Several months after purchasing, buyers receive a Real Estate Acquisition Tax bill from the local government.

Many residential properties qualify for significant reductions, but it's still wise to budget for it.

Typical cost:

¥0 to ¥800,000 (about USD $0 to $5,000)

This bill usually arrives three to six months after closing, which surprises many first-time buyers.

Mortgage Costs (If Financing)

If you're taking out a mortgage, additional costs may include:

• Loan arrangement fee
• Guarantee fee
• Bank administrative fee
• Mortgage registration

Depending on the lender, these costs typically range between:

¥500,000 to ¥2,000,000 (about USD $3,125 to $12,500)

Cash buyers can skip these costs entirely.

Fire & Earthquake Insurance

If you're financing the purchase, your bank will almost always require fire insurance before releasing the loan.

Despite its name, fire insurance in Japan covers much more than just fire. Many policies also include water leaks, burst pipes, storm damage, and, depending on the policy, damage caused to neighbouring properties.

Even if you're buying with cash, we strongly recommend purchasing insurance.

We learned this lesson the hard way. Shortly after purchasing one of our properties in Sumida, a pipe burst only a few weeks after closing. Unfortunately, our insurance policy had not yet become active, making us ineligible for a claim worth approximately ¥1 to ¥2 million (about USD $6,250 to $12,500).

Typical first-year premiums are:

• Fire insurance: ¥30,000 to ¥80,000 (about USD $188 to $500)
• Earthquake insurance: ¥20,000 to ¥80,000 (about USD $125 to $500)

The exact premium depends on the property's construction, age, location, and level of coverage.

Fixed Asset Tax Adjustment

Property taxes in Japan are paid annually.

At closing, the seller has usually already paid the year's taxes. The buyer reimburses the seller for the portion covering the period from the closing date onwards.

Typical adjustment:

¥50,000 to ¥300,000 (about USD $313 to $1,875)

Example Closing Costs

ItemEstimated CostBrokerage Fee¥3,366,000 (USD $21,038)Stamp Duty¥30,000 (USD $188)Registration & License Tax¥500,000 (USD $3,125)Judicial Scrivener¥120,000 (USD $750)Real Estate Acquisition Tax¥400,000 (USD $2,500)Insurance¥80,000 (USD $500)Fixed Asset Tax Adjustment¥150,000 (USD $938)

Estimated Total

Approximately ¥4.6 million (about USD $28,750)

In other words, buying a ¥100 million (USD $625,000) home could require a total budget of approximately:

¥104.6 million (about USD $653,750)

This does not include renovations, moving costs, furniture, or mortgage-related expenses.

What About Renovations?

If you're buying a used home, which many foreign buyers do, you'll also want to budget for renovations.

Typical renovation costs in Tokyo are:

• Cosmetic refresh: ¥2 to ¥5 million (USD $12,500 to $31,250)
• Full apartment renovation: ¥8 to ¥20 million (USD $50,000 to $125,000)
• Full house renovation: ¥20 to ¥50+ million (USD $125,000 to $312,500+)

The final cost depends on the property's size, condition, structural work required, and the level of finish you're aiming for.

At JAPANDI Real Estate, we also help buyers design, renovate, and furnish their homes after purchase, making the entire process much simpler.

Can Foreigners Buy Property in Japan?

Yes.

Unlike many countries, Japan places no restrictions on foreign ownership of real estate.

You do not need:

• Permanent residency
• Japanese citizenship
• A visa

to purchase property in Japan.

Obtaining a mortgage is a separate matter. Financing options depend on your residency status, income, employer, and the lender you choose.

Final Thoughts

Compared to many countries, Japan's transaction costs remain relatively modest. Most buyers should budget an additional 5 to 8% of the purchase price for taxes, brokerage fees, legal costs, insurance, and other closing expenses.

Knowing these costs before making an offer helps you budget realistically and avoid unexpected surprises. It is especially important if you're also planning to renovate the property after purchase.

If you're thinking about buying property in Japan, JAPANDI Real Estate provides every buyer with a detailed estimate of their expected closing costs before they commit to a purchase. We want you to know exactly what to expect, from the moment you make an offer until the day you receive the keys.

Disclaimer: The figures above are intended as a general guide based on a typical residential purchase in Tokyo. Actual costs vary depending on the property's assessed value, financing, applicable tax reductions, and individual circumstances. Always consult your real estate agent, judicial scrivener, and tax advisor for figures specific to your purchase.