What is the Business Manager Visa & How Real Estate Investors Have Used It
Japan’s Business Manager Visa is designed to attract entrepreneurs who want to start and operate businesses in the country. It allows holders to live in Japan for periods ranging from three months to five years, bring family members, and renew their stay if they meet the criteria.
For many foreign real estate investors, this visa has been a strategic gateway—not only to run a property-related business in Japan but also to maintain a base in the country. Some have used it to launch hospitality ventures such as minpaku (short-term rental) operations, boutique hotels, or property management companies.
While the visa was created to enhance Japan’s global competitiveness, its relatively low entry requirements have also led to criticisms and cases of misuse.
Current Requirements
At present, applicants must:
- Secure a physical business office in Japan.
- Either invest 5 million yen or more in capital or employ two or more full-time staff members.
These requirements have been seen as more lenient compared to other countries. For example, South Korea requires around 32 million yen in capital, while the U.S. expects $100,000–$200,000 (15–30 million yen).
The Two Changes Happening
Japan’s Immigration Services Agency will introduce two major changes to the Business Manager Visa requirements by the end of the year or the start of 2026:
- Capital Requirement Increase
- From 5 million yen to 30 million yen (approx. $203,000 USD).
- Mandatory Hiring
- Applicants must employ at least one full-time employee (previously optional if meeting the capital requirement).
The changes aim to curb misuse of the visa, including cases where applicants opened minimal or fraudulent operations, primarily to secure residency status. There was a big case on a Sri Lankan man in July of this year: read the news article here.
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How This Affects Other Visas & Alternatives to Consider
While the higher bar may make the Business Manager Visa less accessible, the government has outlined exceptions.
If you hold one of these visas, you can still transition to the Business Manager Visa under the current (less strict) criteria:
- Startup Visa – Part of Japan’s foreign entrepreneurial activity promotion program, granting time to launch a business under flexible requirements.
- Future Creation Individual Visa – Available to graduates of world-class universities who want to job hunt or prepare for entrepreneurial activities in Japan.
Other visas worth considering, depending on your situation:
- Digital Nomad Visa (recently introduced) – For remote workers meeting income and insurance requirements.
- Freelance Visa (Specialized/Engineer/International Services Visa) – Japan doesn’t offer a dedicated “freelance visa,” but many independent professionals work under the Engineer/Specialist in Humanities/International Services category. This visa is tied to specific skills, such as IT, design, translation, consulting, or content creation, and can be sponsored either by a single client in Japan or through multiple contracts if structured through an agency or incorporated entity.
Why the Changes?
Over the past decade, the number of Business Manager Visa holders has more than doubled, from around 18,100 in 2015 to 41,600 in 2024. However, cases of paper companies and fraudulent applications, such as fake enterprises set up solely to gain residency, have pushed the government to act.
Some politicians have also pointed to the growing use of the visa by foreign nationals, particularly in short-term accommodation businesses, as a potential loophole that undermines the system’s original intent.
Conclusion
The Business Manager Visa has been a valuable pathway for entrepreneurs, including foreign real estate investors, to build a presence in Japan. But with higher capital requirements and mandatory hiring rules coming soon, applicants will need to prepare more robust business plans and funding.
For those who may no longer qualify, alternative visas such as the Startup Visa or Future Creation Individual Visa could still provide a route to building a business in Japan.
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📄 Source: Asahi Shimbun
