Buying Property in Japan as a Non-Resident: 2026 Report Rule

Can a foreigner buy a house or land in Japan without living there? Yes. Japan does not require citizenship or a residence visa to own land and buildings, and anyone buying property in Japan as a non-resident can hold the title in their own name. However, there is one step that many overseas buyers only hear about after closing: a post-acquisition report under the Foreign Exchange and Foreign Trade Act (FEFTA). The rule changed on April 1, 2026, and holiday homes are clearly included.

This guide explains who has to file, the 20-day deadline, what changed this year, and how the report fits into the rest of the purchase. For the full buying process, see our guide to buying a house in Japan as a foreigner.

Key takeaways

• A non-resident who buys real property in Japan must report it to the Minister of Finance via the Bank of Japan within 20 days, in Japanese.
• Since April 1, 2026, the exemptions only cover rights such as leaseholds. Buying the property itself, including a holiday home, needs a report.
• Failing to report can lead to up to six months in prison or a fine of up to 500,000 yen, so plan the filing before you close.

Image by hoangthi868 from Pixabay

The rule: a 20-day report after you buy

According to the Ministry of Finance, a non-resident who acquires real property located in Japan, or rights on it, must submit a post-transaction report to the Minister of Finance via the Bank of Japan within 20 days after the acquisition. The form used is Form No. 22. The report must be written in Japanese, and the forms and the filling-out guide are only available in Japanese.

There is no minimum price or size. The Ministry’s FAQ says a report is needed even when the acquisition amount is zero, and this includes property received through inheritance or a bequest. If you buy with a partner as joint owners, each owner files a separate report based on their share. If you buy several properties in the same period, one report can list them all.

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

What changed on April 1, 2026

Before April 2026, a non-resident who bought property for their own residential use, or for the use of relatives or employees, did not have to file. Purchases from another non-resident were also exempt. According to the Ministry of Finance leaflet, for acquisitions on or after April 1, 2026 these exemptions only apply to rights on real property, such as leaseholds. Buying the land or building itself always needs a report.

The FAQ also states that holiday homes and second homes do not count as residential use. So if you are buying a ski cabin in Hokkaido or a renovated farmhouse to visit a few times a year, you should plan to file. One more change: if you buy a building on leased land, the building now has to be reported even when the leasehold itself is exempt.

Are you a non-resident?

The report applies to non-residents under FEFTA, which is not the same as your visa status. Under the Ministry’s standards quoted in the FAQ, foreign nationals are generally treated as non-residents. They are presumed to be residents if they work at an office in Japan, or if they have stayed in Japan for six months or more since entering. Frequent visitors who come and go on short trips are usually still non-residents. If you are unsure, the Ministry suggests asking a Japan-based agent or contacting the Ministry directly.

How to file, and what happens if you miss it

You can file the report yourself, or a Japan-based agent can file it for you. The Ministry strongly recommends using a Japan-based agent if you do not read Japanese, and it asks agents to submit online through the Bank of Japan’s system. You can ask the professionals already involved in the purchase whether they handle it, or hire an administrative scrivener (gyoseishoshi). Ask about this early, so the 20 days do not start before anyone has the paperwork.

If you have already missed the deadline, the FAQ says to submit the report as soon as possible and briefly explain the delay on the form. According to the FAQ, failing to report or filing a false report can be punished by imprisonment of up to six months or a fine of up to 500,000 yen under Article 71 of FEFTA.

Where the report fits in the purchase

The report is the last step of a process that usually looks like this:

• Offer: you submit a purchase application (kaitsuke shomeisho) with your price and conditions. It is usually not binding, but withdrawing casually can hurt your relationship with the agent.
• Disclosure: before the contract, a licensed real estate transaction specialist (takken-shi) explains the Statement of Important Matters (juyo jiko setsumeisho). It covers zoning, road access, and other legal limits. Our article on Japan property disclosure rules explains more.
• Contract and deposit: you sign the sales contract and usually pay earnest money (tetsukekin).
• Settlement and registration: you pay the balance, and a judicial scrivener (shiho shoshi) typically registers the transfer at the Legal Affairs Bureau.
• FEFTA report: within 20 days of the acquisition date.

Because the 20 days may count from the contract date, it is safer to arrange the filing when you sign, not after registration.

Our take: the report is easy, buying sight-unseen is not

In our view, the FEFTA report itself is a short form once someone who reads Japanese is helping you. The bigger risks for overseas buyers usually come earlier. Low-priced rural houses get a lot of attention on social media, and some buyers sign after seeing only listing photos.

Listing photos rarely show what matters most. Under the Building Standards Act, a building plot generally needs at least two meters of frontage on a road that is recognized as a road under the Act. A house that does not meet this may not be rebuildable. Photos also do not show damp, the condition of the roof after heavy snow, or how far the nearest shop or hospital is in winter. Running costs such as fixed asset tax and neighborhood association (chonaikai) duties matter too, as we explain in the hidden costs of akiya in Japan.

So if you cannot fly to Japan for every viewing, have someone you trust look at the property for you before you sign.

Doing it yourself vs. hiring a local specialist

• On your own: you work with the seller’s agent directly, rely on translation tools for documents, and find your own Japan-based agent for the report. This costs less, but you will need to read Japanese documents carefully and probably travel to Japan more than once.
• With a local specialist: a Japan-based specialist who works for you, not for the seller, can view the property on your behalf and send you photos, video, and a written report. They can also research the neighborhood, interpret at meetings with the agent, and help you prepare questions before the disclosure meeting. For the legal filing and the title registration, you still use licensed professionals.

Through jpwork hub, you can find a vetted real estate and relocation specialist in Japan for property viewings and neighborhood research before you commit.

FAQ

Do I need to file a report if I buy a holiday home in Japan?

Yes, if you are a non-resident. The Ministry of Finance FAQ states that holiday homes and second homes are not residential use, and since April 1, 2026, buying the property itself always requires a report within 20 days.

Can I file the FEFTA report myself from overseas?

Yes, but it must be written in Japanese and the forms are only in Japanese. The Ministry strongly recommends using an agent residing in Japan if you are not proficient in Japanese, and asks agents to submit online.

What if I missed the 20-day deadline?

Submit the report as soon as possible and briefly explain the reason for the delay in the blank space on the form. Not reporting at all can lead to a fine of up to 500,000 yen or up to six months in prison.