Most foreigners who successfully buy property in Japan do so without a Japanese mortgage. Not because they planned to — but because they discovered, at some point in the process, that Japanese bank financing simply wasn't available to them. For non-permanent residents, non-residents, and overseas buyers, the path to ownership almost always runs through a cash purchase. And yet almost nobody talks about what that actually means in practice: how it works, what it costs, what it changes, and — critically — where it creates genuine advantages that financed buyers don't have.
This article is written for foreign buyers who are either confirmed cash buyers or who are coming to terms with the likelihood that they'll need to be. It covers the full picture: why financing is so difficult for foreign nationals, what the cash purchase process looks like on the ground, how to get funds into Japan, what ownership structure decisions arise, and how the absence of a bank in the equation actually changes your negotiating position for the better. If you're considering buying property in Osaka — or anywhere in Japan — and you're doing it without a Japanese mortgage, this is the article that explains what you're actually dealing with.
IN THIS ARTICLE
Japan's residential mortgage market is one of the most favorable in the world — for Japanese nationals and permanent residents. Interest rates have remained near historic lows for decades, loan terms of 35 years are standard, and the major banks compete aggressively for qualified borrowers. For someone who fits the system's criteria, financing property in Japan is genuinely accessible.
The criteria, however, are the problem. Japanese banks assess mortgage applications on a combination of income stability, credit history in Japan, visa status, and employment type. Non-permanent residents — the majority of foreign buyers — fail multiple criteria simultaneously. There is no Japanese credit bureau record. Visa duration may be shorter than the loan term. Income may come from overseas sources that Japanese banks cannot verify through their standard processes. Employment may be with a foreign company that has no Japanese presence.
The result is that most foreign nationals, regardless of their wealth or creditworthiness by international standards, find Japanese mortgage financing effectively unavailable. This isn't a matter of trying harder or finding the right bank — it is a structural feature of the system. Understanding it clearly, early, saves weeks of fruitless inquiry and allows you to plan your acquisition strategy around reality rather than assumption.
Permanent residency changes the picture significantly. PR holders are treated similarly to Japanese nationals for lending purposes, and several major banks — including some regional banks with favorable terms — will consider mortgage applications from them. If you hold permanent residency and are planning to buy property in Japan, financing is genuinely worth exploring.
If you don't hold PR and don't expect to in the near term, the honest advice is to proceed as a cash buyer and focus your energy on making that process as smooth and advantageous as possible. The rest of this article is written with that framing.
A small number of Japanese banks — typically those with significant international client bases or specific foreign buyer programmes — will consider mortgage applications from non-permanent residents under specific conditions. These conditions typically include high net worth, significant Japanese income documentation, long-term visa status, and a substantial down payment (often 30–50% of the purchase price). The loans that result, where available, tend to carry less favorable terms than domestic mortgages. They exist, and they're worth knowing about — but they apply to a narrow profile and are not a reliable pathway for most foreign buyers.
It's worth being specific about the landscape, because the gap between what foreign buyers expect and what the market delivers on financing is one of the most common sources of frustration and lost time.
The four major Japanese city banks — MUFG, SMBC, Mizuho, and Resona — have formal policies that effectively exclude non-permanent residents from standard residential mortgage products. Their loan assessment systems are built around Japanese documentation: the gensen chōshūhyō (withholding tax certificate from a Japanese employer), the jūminhyō (resident registration), and a Japanese credit history. Non-permanent residents typically cannot satisfy these requirements.
Some regional banks have more flexible policies, particularly in areas with established foreign resident communities. A handful have developed specific products for long-term foreign residents with stable Japanese employment. The availability and terms vary significantly by institution and by region. For Osaka, a specialist broker with local banking relationships is the most efficient way to identify whether any regional bank product applies to your specific situation — cold inquiries to regional banks rarely produce useful results.
Flat 35 is a government-backed fixed-rate mortgage product widely used by Japanese buyers for long-term financing. It is not available to non-permanent residents. For permanent residents, it is an excellent product and worth considering — but it is not a tool for most foreign buyers.
For the overwhelming majority of foreign nationals buying property in Japan, the financing question resolves quickly: you're paying cash, or you're not buying. The productive response to that reality is to move on and focus on what cash buying actually enables — which, as we'll see, is more than most people expect.
Buying property in Japan without financing simplifies some parts of the transaction and introduces different complexities in others. The core legal structure of a Japanese property purchase — the role of the real estate agent, the involvement of a judicial scrivener (shiho shoshi), the title transfer process — is the same regardless of how the purchase is funded. What changes is the timeline, the documentation requirements, and the parties involved.
In Japan, property title transfer is handled by a shiho shoshi — a licensed judicial scrivener who registers the change of ownership with the Legal Affairs Bureau. This is not optional; it is the legal mechanism through which ownership is transferred, and it cannot be bypassed. The shiho shoshi also verifies that the property is free of encumbrances, confirms that the seller has clean title, and manages the registration process.
For a cash purchase, the shiho shoshi's role is actually more central than in a financed deal — because there is no bank conducting its own title and lien review. The buyer's protection comes entirely from the shiho shoshi's diligence, which is why engaging one with experience handling foreign buyer transactions is important. The language barrier, the complexity of overseas ownership registration, and the need to explain the transaction to a foreign buyer in terms they can follow all require experience that not all shiho shoshi practitioners have.
A Japanese property purchase involves two main contractual stages: the signing of the sales contract (baibai keiyaku), at which point a deposit (typically 10% of the purchase price) is paid, and the settlement and title transfer, at which point the balance is paid and ownership changes hands. In a financed purchase, the bank's involvement adds complexity and time to the settlement stage. In a cash purchase, settlement can be significantly faster — sometimes within two to four weeks of contract signing — which is itself a negotiating advantage (more on this below).
Without a bank conducting its own property assessment, the due diligence burden rests entirely with the buyer and their representatives. This includes: confirming the property's legal status and any registered rights or liens, verifying the accuracy of the building's construction documentation and compliance certificates, understanding any management rules if buying a condominium (manshon), and — for investment buyers — assessing the tenancy situation if the property is already occupied.
For older properties, building inspection reports (kenchiku kentō hōkoku-sho) are advisable even when not legally required. For properties in areas with specific zoning, flood risk, or proximity to infrastructure, additional due diligence layers apply. None of this is insurmountable, but it needs to be approached systematically, and the agent and shiho shoshi you work with need to understand the specific situation of a foreign buyer who cannot rely on a bank's review process as a backstop.
For context on the broader costs associated with property acquisition in Japan, our guide to the costs of buying property in Japan covers the full cost structure in detail.
For overseas buyers and non-residents, the mechanics of getting purchase funds into Japan is one of the most practically important — and least discussed — aspects of a cash acquisition. Japan has no restrictions on foreign nationals owning property, and no restriction on bringing money into Japan for investment purposes. But the process of actually moving large sums across borders into a Japanese bank account involves several layers of compliance that need to be anticipated rather than discovered mid-transaction.
To complete a property purchase in Japan, you need a Japanese bank account into which the purchase funds can be held and from which the seller's account can be paid at settlement. Opening a Japanese bank account as a non-resident is not straightforward. Major banks typically require a residence card (zairyu card), which non-residents don't have. Some banks — including Japan Post Bank (Yucho) and certain international banks with Japanese operations — have more flexible policies for overseas clients, but the process is slower and more document-intensive.
For buyers who are already in Japan on a valid visa, bank account opening is more accessible, though still requires specific documentation. For fully overseas buyers, the account structure often needs to be addressed months before the anticipated purchase date — not days before settlement. This is one of the variables that a specialist broker should flag and help navigate early in the engagement.
Large international wire transfers into Japan trigger anti-money laundering (AML) compliance processes at the receiving bank. This is standard globally, but the specific documentation requirements — source of funds declarations, supporting evidence of the origin of the funds, employment or business documentation — need to be prepared in advance. Transfers that arrive without adequate documentation can be delayed or returned, which is a significant problem if settlement timing depends on those funds being available.
The compliance process is manageable when it's planned for. It becomes a crisis when it's encountered for the first time two days before a scheduled settlement. Our article on international wire transfers in Japan covers the mechanics of this process in more detail.
For buyers whose funds are held in a currency other than yen, the exchange rate at the time of remittance affects the real cost of the purchase. With JPY having experienced significant volatility against major currencies in recent years, the timing of conversion is not a trivial decision. Some buyers choose to convert and hold yen in a Japanese account well in advance of a purchase, effectively fixing their exchange rate and eliminating the risk of an adverse move between contract signing and settlement. Others prefer to convert closer to settlement, accepting the currency risk in exchange for maintaining returns in their home currency in the interim. Neither approach is universally correct — it depends on the buyer's currency exposure, risk tolerance, and the timing dynamics of their specific transaction.
Some foreign buyers — particularly investors acquiring multiple properties or those with complex tax situations — choose to purchase through a Japanese legal entity rather than in their personal name. The most common structure is a gōdō kaisha (GK), a form of Japanese limited liability company that is relatively simple and inexpensive to establish and maintain.
Purchasing through a Japanese entity can offer several advantages depending on the buyer's circumstances. A Japanese company can, in some cases, access financing that an individual non-resident cannot — though this depends on the company's financial history and the lending institution's policies. Property-related expenses (management fees, repairs, depreciation) may be more straightforwardly deductible against rental income when held in a corporate structure. And for buyers concerned about inheritance or estate planning across jurisdictions, holding property in a Japanese entity rather than personally can simplify the legal picture.
A Japanese entity involves ongoing administrative costs and compliance obligations: corporate tax filings, annual registration fees, accounting requirements. For a buyer purchasing a single property as a personal investment or residence, these costs typically outweigh the benefits. The entity structure is most relevant for investors building a portfolio, for buyers with specific tax planning needs, or for situations where the financing access it potentially provides is a meaningful part of the investment thesis.
The decision to purchase personally versus through an entity is one that should be made in consultation with both a Japan-based real estate specialist and a tax adviser familiar with your home country's treatment of Japanese property income and capital gains. The interaction between Japanese tax law and the tax rules of your home jurisdiction is often where the most important — and most overlooked — decisions sit.
A related point worth noting: establishing a Japanese company to hold property can, under specific conditions, support an application for a Business Manager visa. This is a pathway some buyers explore when they want both a legal presence in Japan and a property investment. The requirements are specific — the business must be genuinely operational, not a shell — and the visa route involves its own complexity. But for buyers interested in both owning property and establishing a legal basis for spending significant time in Japan, the intersection of company structure and visa planning is worth understanding early.
Here is something that most articles about buying property in Japan as a foreigner miss entirely: cash buyers are not at a disadvantage in the market. In many situations, they hold a stronger negotiating position than financed buyers — and sellers know it.
Japanese property transactions are built on a cultural preference for smooth, predictable processes. Sellers — particularly individual sellers of residential property — are uncomfortable with uncertainty. A financed purchase introduces the possibility of the bank declining the loan at the last stage, which means the seller has wasted months and must restart their sales process. A cash buyer removes that risk entirely. The sale, once agreed, will complete. For sellers who have experienced the disruption of a failed financed sale, or who are selling on a timeline, this certainty has real value.
Cash purchases can close significantly faster than financed ones. In a market where a seller is motivated — an estate sale, a landlord liquidating a rental portfolio, a developer with inventory to move — the ability to offer a four-week settlement rather than a three-month one is genuine leverage. It doesn't always matter, but when it does, it can be the deciding factor in a competitive situation or the basis for a meaningful price negotiation.
Japan's real estate market is not generally a haggling culture, and aggressive price negotiation is not the norm. But in specific segments — older properties, properties that have sat on the market for an extended period, sellers facing time pressure — negotiation is real and practiced. A cash buyer's ability to offer a clean, fast, certain transaction is a legitimate basis for asking for a price adjustment that a financed buyer, with all their contingencies, cannot offer with the same credibility.
This is the kind of negotiation that happens in Japanese, between agents who know each other, often before a buyer ever sees a counter-offer on paper. Having an agent who understands both the market dynamics and the relationship dimension of these conversations — and who can deploy the cash buyer's position as an asset rather than leaving it on the table — is where representation translates directly into better outcomes.
One of the most common surprises for first-time buyers in Japan — cash buyers and financed buyers alike — is the total cost of acquisition beyond the purchase price itself. In Japan, transaction costs are meaningful and need to be budgeted explicitly.
The main cost components for a cash buyer are:
As a rough rule of thumb, total acquisition costs beyond the purchase price typically run 6–8% of the transaction value for a cash buyer in Japan. Budgeting for 8% provides a comfortable margin. For buyers financing part of the purchase, loan-related costs — arrangement fees, mortgage registration tax — add further to this figure, which is another context in which cash purchases are cleaner.
Owning property in Japan as a non-resident creates tax obligations in Japan regardless of where you live. These obligations are real, they are enforced, and they need to be built into any investment calculation from the outset.
If you rent out your Japanese property, the rental income is subject to Japanese income tax. Non-residents are taxed at a flat rate of 20.42% on gross rental income (not net income), unless a tax treaty between Japan and your home country provides for a different treatment. The tenant or property management company is typically required to withhold this tax at source and remit it to the Japanese tax authorities — which means the tax happens automatically, but the correct structure needs to be in place.
Engaging a Japanese tax accountant (zeirishi) familiar with non-resident property owners is not optional if you're renting out a Japanese property from overseas. The interaction between Japanese withholding tax, your home country's treatment of foreign rental income, and any applicable tax treaty provisions is a genuinely complex area where errors are costly.
When you eventually sell the property, capital gains are taxable in Japan. The tax rate depends on the holding period: short-term gains (held less than five years) are taxed at 30%, long-term gains at 15%, plus residence tax if applicable. Non-resident sellers are subject to a withholding requirement at the point of sale — the buyer or their agent is typically required to withhold a portion of the purchase price and remit it to the tax authorities, with reconciliation occurring through a final tax filing.
Japan has tax treaties with most major countries, which generally prevent the same income from being taxed twice. But treaty provisions vary by country and by income type, and the interaction between Japanese tax and your home country's foreign income rules requires specific advice. This is particularly important for buyers from countries with worldwide taxation systems — the US, for example, taxes its citizens on global income regardless of residence, and the interaction between US and Japanese tax rules on property income and capital gains has specific treaty provisions that affect the net tax outcome.
Our article on real estate taxes for non-residents in Japan covers the key obligations in detail and is essential reading for any overseas buyer.
International cash buyers are one of the profiles we work with most actively at Maido Estate. The reasons are straightforward: this is where genuine expertise matters most, where the gap between good and poor representation is widest, and where the outcomes — when the process is handled well — are the most satisfying.
A cash buyer coming to Japan from overseas has a set of parallel challenges that don't resolve themselves: finding the right property in a market they don't yet know, navigating documentation and due diligence without a bank's review process as a backstop, moving funds across borders on a timeline that works for settlement, and making ownership structure decisions that will affect their tax position for the duration of ownership. None of these challenges are insurmountable. All of them benefit from having someone on the ground in Osaka who has navigated them before, in Japanese, with the right professional relationships in place.
We work in English, French, and Japanese, which means the conversation with you, the negotiation with the seller's agent, the coordination with the shiho shoshi, and the introduction to a reliable tax accountant all happen without translation friction. We know the Osaka market at a level of granularity that matters for acquisition decisions — not just which neighborhoods, but which buildings, which management companies, which specific pockets of the market represent genuine value versus sophisticated marketing.
For buyers in the research stage, our articles on buying property in Osaka and the Osaka vs Tokyo comparison provide useful context on the market itself. For buyers closer to a decision, the most valuable next step is a direct conversation about your specific situation — your budget, your timeline, your objectives, and your current documentation and bank account position in Japan.
There's no commitment in that conversation. Just an honest picture of what's realistic for your profile, what the process will involve, and what we can do to make it as smooth and advantageous as possible. Reach out through our contact page or use our Room Finder to get started.
Buying property in Japan without a mortgage is not a compromise — it's the reality for the large majority of foreign buyers, and it comes with genuine advantages when approached correctly. A few key points to carry from this article:
Japan's property market offers something genuinely rare: a major developed-market city — Osaka — where quality real estate is still available at yields and price points that have largely disappeared from comparable cities in Europe, North America, and Southeast Asia. For cash buyers who approach it with the right knowledge and the right support, the opportunity is real.
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