Japan Property Buying Timing: 2026 Key Rules

If you live overseas and plan to buy a home in Japan, the timing that matters most is not the season. It is the paperwork after you sign. Since April 1, 2026, a non-resident who buys real property in Japan generally has to report it to the Ministry of Finance within 20 days, even when the home is for their own use. This guide explains what changed, when the 20 days start, and how to plan your Japan property buying timing around it.

Key takeaways

• Non-residents who acquire real property in Japan must report it to the Minister of Finance via the Bank of Japan within 20 days, and the report must be written in Japanese.
• From April 1, 2026, the old exemption for buying a home to live in no longer covers the ownership of the property itself. Holiday homes and second homes were never treated as residential use.
• The 20 days usually count from the contract date or the ownership transfer date, so decide who will file the report before you sign.

Image by jplenio from Pixabay

What changed on April 1, 2026

Under the Foreign Exchange and Foreign Trade Act (FEFTA), a post-transaction report (Form No. 22) is required when a non-resident acquires real property in Japan or rights on it, such as a leasehold or a mortgage. According to the MOF leaflet (June 2026), the exemptions changed for acquisitions on or after April 1, 2026:

• Until March 31, 2026: buying real property for your own residence, or for relatives or employees to live in, was exempt. Buying from another non-resident was also exempt.
• From April 1, 2026: the residential exemption covers only rights to real property, such as a leasehold, and not the ownership of the land or building. The exemption for buying from another non-resident was removed.
• Buildings on leased land: from April 1, 2026, buying the building is reportable even when the leasehold itself is exempt.

The MOF FAQ adds that holiday homes and second homes do not count as residential use, and that there is no minimum price or size: even a 0 yen acquisition, or one through inheritance, must be reported. Separately, when a resident in Japan, such as the seller, receives more than 30 million yen in one payment from a non-resident, that resident files a payment report.

When do the 20 days start?

The law does not define the date precisely. The MOF FAQ says the acquisition date should be the date the sales contract is concluded, the date ownership is transferred, or the date an inheritance is determined, as appropriate. If the 20th day falls on a Bank of Japan holiday, the deadline moves to the next business day, and a report sent by post must arrive by the deadline.

That is why the paperwork should shape your timeline. If you sign during a short trip to Japan and fly home, the clock keeps running. A report filed late must still be submitted as soon as possible, with a short reason, and failing to report or reporting falsely can lead to imprisonment of up to six months or a fine of up to 500,000 yen under the Act.

Who files the report?

The report can be submitted by the non-resident buyer or by an agent residing in Japan. The MOF strongly recommends that buyers who are not comfortable in Japanese use a Japan-based agent, and it recommends online submission by that agent. In practice, ask your real estate agent early who will prepare and submit the report. A licensed professional, such as an administrative scrivener (gyoseishoshi), can prepare official documents for a fee. For the full list of reporting rules, see our 2026 guide to reporting requirements for non-resident property buyers.

Planning the rest of your timeline

The report is only one step. Before you sign, you will also want time to view the property, check the local hazard map, and understand the hidden costs of vacant akiya homes if you are looking at older houses. In Japan, many people move between January and March, before the fiscal and school year starts in April, so agents and movers tend to be busy in those months. If you plan to visit Japan for viewings, building in a few extra days for meetings and paperwork can help.

Doing it yourself vs. a vetted local specialist

You can handle the search by email and video calls with a Japanese real estate agent, but much of the communication, and every official form, is in Japanese. Through jpwork hub, you can find a vetted local specialist in real estate and living in Japan who can join viewings, interpret at meetings with your agent, and help you understand the steps in English. Legal documents and official filings stay with licensed professionals and your real estate agent.

FAQ

Do I need to report if I buy a home in Japan to live in myself?

If you are a non-resident and acquired the property on or after April 1, 2026, generally yes. The residential exemption now covers only rights such as a leasehold, not the ownership of the property. Holiday homes and second homes were never exempt.

How long do I have to report?

Within 20 days after the acquisition, usually counted from the contract date or the ownership transfer date. The report goes to the Minister of Finance via the Bank of Japan and must be written in Japanese.

Can someone in Japan submit the report for me?

Yes. An agent residing in Japan can submit it, and the Ministry of Finance recommends this if you are not comfortable in Japanese.

Sources: Ministry of Finance Japan, leaflet and FAQ. Information as of November 2026. This article is general information, not legal advice.