Frequently Asked Questions

Yes. Foreigners can buy property in Japan with the same ownership rights as Japanese citizens. The process itself is surprisingly straightforward — the harder part is understanding what you're actually buying: the structure, the land, renovation potential, financing, and long-term value. Anton bought his first home in Japan as a foreigner, and many of our clients have done the same. If you're a cash buyer, buying can sometimes be easier than renting.

Yes. Foreigners have the same land and property ownership rights as Japanese citizens. There are no nationality restrictions on owning real estate in Japan.

Yes. You do not need to live in Japan to buy property. Many of our clients purchase from overseas, and transactions can be completed remotely using digital communication and a power of attorney when needed.

No. Property ownership and residency are completely separate in Japan. You do not need a Japanese visa to own real estate.

No. Buying property does not grant residency or a visa in Japan. Ownership and immigration status are separate matters.

Yes. Many investors purchase through a company for tax, financing, or investment reasons. The right structure depends on your goals, so it's worth discussing before you buy.

Yes. Many overseas buyers complete the entire purchase remotely, using digital communication and a power of attorney when needed. You do not have to be physically present in Japan to buy.

Most purchases are completed within one to two months, depending on financing and due diligence. Cash purchases tend to move faster than mortgage-financed ones.

The process usually runs: property viewing, offer, due diligence, contract signing, financing (if applicable), and settlement. Most purchases complete within one to two months. We guide clients through each stage from viewing to handover.

Once you've found the right property, we prepare a formal Letter of Intent and begin negotiating with the seller. Unlike many countries, the asking price is not always the final price — understanding the seller's situation can make a significant difference to the outcome.

Cash buyers usually only need identification and proof of funds. For a mortgage, banks also ask for income documents, tax returns, visa information, and other financial records. Having your financial documents ready in advance can significantly speed up the process.

Location is only one piece of the puzzle. We always check the structure, road access, zoning, earthquake standards, renovation potential, legal restrictions, and future resale value before recommending a purchase.

It depends on the seller, the property, and the market — some sellers won't negotiate at all, while others will reduce significantly. Understanding the seller's motivation usually matters more than simply making a low offer. Cash buyers can sometimes negotiate better terms because the transaction is faster and carries less financing risk. In our experience, negotiating is about presenting the strongest overall offer, not the lowest price.

Closing costs generally range from 6–10% of the purchase price, depending on the property and financing.

Buyers typically pay registration tax, acquisition tax, stamp duty, legal fees, and agency fees. These are usually included when estimating total closing costs of around 6–10%.

Capital gains tax may apply when you sell, depending on your ownership period and tax residency. Properties held longer are generally taxed at a lower rate.

Yes. Foreigners can inherit Japanese property, though Japanese inheritance tax rules may apply depending on the circumstances.

Yes. Permanent residents can often access mortgage rates between 1–2%, depending on their situation. Overseas buyers can still obtain financing in some cases, though larger down payments and higher interest rates are common. We help clients understand what options may be available to them.

Not always. Cash purchases can often be completed without one. Mortgages, however, usually require a Japanese bank account.

Several Japanese banks and international lenders offer mortgages to foreigners. Eligibility depends on your residency, income, visa status, and the property itself. We help clients identify which lenders may fit their situation.

It depends on your residency status, the bank, and the property. Japanese residents can sometimes borrow close to 100% of the purchase price, while overseas buyers often need a larger down payment (頭金) of around 30–50%.

Sometimes, but usually not. Some lenders accept overseas income, while many only consider Japanese income. It depends heavily on the specific bank and your profile.

Banks evaluate both the borrower and the property, so each house may require a separate application. Older buildings, private roads, narrow access, unrebuildable houses, or certain construction types can all make financing difficult even for well-qualified buyers.

Yes. Many homeowners refinance if interest rates improve or their financial situation changes. Keep in mind that investment loans cannot always be refinanced into residential mortgages.

Some Japanese residents qualify for loans covering nearly the full purchase price. Overseas buyers usually need a larger down payment or purchase fully in cash.

Banks are generally more cautious with older buildings, unrebuildable houses, properties on private roads, and homes with narrow road access. Every property is assessed individually, but strong locations tend to receive more favorable financing.

It varies widely — cost depends on the condition of the house, its structure, and the level of finish you're aiming for. One thing we've learned is that the cheapest house is rarely the cheapest project. Working with skilled, trusted Japanese teams makes a significant difference to both cost and outcome.

Most renovations take between three and eight months, depending on their size and complexity.

Most houses can be renovated, but some have legal or structural limitations. We always recommend evaluating renovation potential before you purchase, not after.

It depends on the scope. Many interior renovations don't require permits, while larger structural work does. Since April 1, 2025, new regulations have made large-scale renovations more complex, though they remain possible with the right permits and planning. We help clients understand what's required for their project.

It depends on the property. Some homes have great bones and are well worth renovating, while others make more sense to rebuild from scratch — particularly when layouts, insulation, or building standards are badly outdated.

Sometimes. Load-bearing walls can't simply be removed, but many layouts can still be significantly improved by removing non-structural walls.

Often, yes. It depends on plumbing access and the existing layout of the house.

Sometimes. Many older Japanese houses have beautiful roof structures hidden above the ceiling. Whether they can be exposed depends on the construction.

Often, yes. Exposed beams can completely change the feeling of a home, though not every house has beams suitable to leave visible.

Yes. Underfloor heating can often be installed during a renovation, and it's one of our favorite upgrades for comfort during Tokyo winters.

Absolutely. Replacing old windows with modern double-glazed units improves comfort, insulation, and energy efficiency — one of the most worthwhile upgrades in an older home.

Usually, yes. Moving a kitchen depends on the plumbing, structure, and overall layout of the home.

In many cases, yes. Removing non-load-bearing walls can completely transform how a home feels and improve natural light throughout the space.

Sometimes. Skylights work especially well in detached houses, but the roof structure needs evaluating first. Proper installation is essential — poor workmanship can increase the risk of leaks during Japan's rainy and typhoon seasons.

Yes. Better insulation is one of the most valuable upgrades you can make to an older Japanese home. Adding double-pane windows is another highly effective improvement.

There's no single perfect area — it depends on your lifestyle, budget, and priorities. We personally love neighborhoods like Sangenjaya, Yoyogi, Nakameguro, Meguro, Tomigaya, Shirokane, and Kagurazaka, while others prefer the energy of Shibuya, Akasaka, or Roppongi. If you're unsure where to start, visit our Sangenjaya office for a consultation.

We think so. Setagaya offers quiet residential streets, parks, great cafés, excellent schools, and easy access to central Tokyo — a strong balance for families and professionals alike.

Sangenjaya has a unique mix of local charm, independent restaurants, good transport, and a relaxed atmosphere. It's also where our office is located, so we know the neighborhood exceptionally well.

Absolutely. Meguro remains one of Tokyo's most desirable residential areas thanks to its convenience, quality housing, and long-term demand. We also like Nakameguro, Yutenji, Gakugei Daigaku, and other neighborhoods along the Toyoko Line.

There's no guarantee, but areas with excellent transport, active redevelopment projects, and limited housing supply often perform well over time.

This changes over time. We generally look for neighborhoods with strong transport links, good amenities, and renovation potential. As a rule of thumb, homes within a 10-minute walk of a station tend to cost more than homes 12 minutes away.

Every client is different — some prioritize cafés and restaurants, others care more about schools, parks, or commuting. Most people already have a rough idea of where they want to live, and our job is to help narrow the options.

That depends on your budget and goals. We generally look for neighborhoods with strong long-term demand, good transport, and houses with genuine renovation potential.

In central Tokyo, ¥50 million often means a smaller older apartment — frequently with strong renovation potential in a good location.

Around ¥100 million, buyers gain access to bigger apartments, detached houses, and many of Tokyo's most desirable residential neighborhoods.

A ¥200 million budget opens the door to premium neighborhoods, larger family homes, and high-end apartments.

Unlike many countries, buildings in Japan are often treated as depreciating assets while the land retains most of the long-term value. This is central to understanding value in the Japanese market.

Many older houses are demolished because rebuilding can be more practical than renovating — especially when layouts, insulation, or building standards are outdated.

Many are. Houses built under Japan's newer earthquake standards generally perform much better than older buildings. The key benchmark is whether a home was built after the 1981 New Earthquake Standard.

Introduced in 1981, the New Earthquake Standard (新耐震) significantly improved Japan's building regulations. Many buyers use this year as a key benchmark, and some banks are more reluctant to finance homes built before it came into effect.

Not necessarily. Many older homes are excellent, but they require careful inspection and can be more difficult to finance because they predate the 1981 earthquake standard.

Each construction type has advantages. Wooden homes are common and easier to renovate, while steel and reinforced concrete buildings are often stronger but can be more complex and costly to modify.

A building inspection identifies structural issues, maintenance concerns, and potential renovation costs before you buy — an important safeguard, especially with older properties.

An unrebuildable house is a property that cannot legally be rebuilt under current regulations, even if the existing structure remains. These can offer good value, but buyers should fully understand the restrictions before purchasing.

A setback is land that must be given up to widen a road before rebuilding. It reduces the usable size of the plot and can affect future development potential.

Many Japanese homes are accessed via private roads. Before buying, confirm ownership, maintenance responsibilities, and legal access rights, as these can affect both value and financing.

Zoning determines what can be built on a property and how it can be used. It affects building size, height, commercial use, and future redevelopment potential.

No one can predict the future, but many central Tokyo neighborhoods have seen steady price growth in recent years. Limited supply, redevelopment, and continued demand have all contributed to rising values.

It depends on the property. We believe buying the right home in the right location creates the best long-term value. Tokyo is constantly changing, with new developments happening across the city.

Unlike many countries, buildings in Japan often depreciate while the land retains value. That dynamic creates real opportunities for buyers who understand the market.

Not usually. Even 'free' houses typically require renovation, taxes, legal work, and ongoing maintenance. For a deeper look, read Anton's bestselling book, Free Houses in Japan, available on Amazon.

Sometimes. An akiya can be an incredible opportunity, but only if you fully understand the renovation costs and local regulations, and have time to spend on the property. JAPANDI doesn't help clients buy akiya, but we'd be glad to help with your Tokyo home.

Japan's population is shrinking mainly due to a low birth rate, an aging society, and longer life expectancy. This affects rural property markets far more than central Tokyo, where demand remains strong.

It depends on the location, zoning, local regulations, and the type of license available (such as a minpaku or ryokan license). Rules vary significantly by ward and building.

Tokyo yields are usually between 3–5%, and sometimes lower in prime central areas. Returns vary widely depending on location, property type, financing, and whether the property is used for long-term or short-term rental.

It depends on your plans. If you're staying long term and find the right property, buying can often make financial sense — and in some neighborhoods it can even cost less than renting.

We usually prefer well-located used homes with renovation potential. They often provide better value and more opportunities to create something genuinely unique.

Both have advantages. Apartments generally require less maintenance, while detached houses offer greater privacy, flexibility, and renovation possibilities.

A good home has more than a good location. We look for natural light, solid structure, flexible layouts, and renovation potential — the qualities that shape how a home actually feels to live in.

Japandi combines Japanese simplicity with Scandinavian warmth. It focuses on natural materials, thoughtful details, and timeless spaces that feel calm and personal.

If you want a home that's truly yours, renovating often provides better value and a better end result than buying someone else's renovation. It's a long process, but a rewarding one.

Natural light can completely change how a home feels. We often prioritize sunlight over square meters because it has such a large impact on daily life — though the ideal home offers both.

We prefer natural materials that age beautifully: solid oak, lime plaster, stone, stainless steel, and high-quality tiles.

Good design is rarely about expensive materials. Great light, thoughtful layouts, quality craftsmanship, and attention to detail usually matter far more than price tags.

Improving the layout, maximizing natural light, adding storage, and choosing timeless materials usually create the biggest long-term value.

Oak is durable, timeless, and develops character as it ages. It works beautifully with both Japanese and Scandinavian design principles — the heart of Japandi.

Spending money on finishes before fixing the layout. A beautiful kitchen won't compensate for a home that doesn't function well.

JAPANDI Real Estate is a Tokyo-based brokerage helping people buy and renovate homes. We don't just help you purchase a property — we help you find the right house and transform it into a home that fits your lifestyle. Our work is grounded in real experience buying, designing, renovating, and selling homes in Tokyo's most desirable neighborhoods.

We help clients find the right property, negotiate the purchase, arrange financing where possible, and guide the renovation from start to finish — a single team across the whole journey.

JAPANDI began with a passion for renovating overlooked Japanese homes and sharing that journey online. It has since grown into a real estate brokerage that helps clients buy, renovate, and create homes throughout Tokyo.

What began as curiosity became a passion for Japanese homes and architecture — and the opportunity to build a life and business here.

Because we love creating homes that feel better to live in. A thoughtful renovation can completely change how a space is experienced.

Absolutely. We'd be happy to meet you at our Sangenjaya office to discuss your plans over coffee. It's the best way to talk through your project in person.

Falling in love with a house before being prepared — before understanding the costs, legal conditions, financing options, and renovation potential. Preparation prevents expensive surprises.

Pricing a property based on emotion instead of the market. The best homes usually sell because they're priced realistically from the very beginning.