Japan has introduced two new requirements for foreign property buyers that took effect from April 1, 2026. If you’re planning a purchase — or have one in progress — here’s a plain-English breakdown of what’s changed and what it actually means for you.
The short version: You must now declare your nationality when registering a property, and file a residential use report within 20 days of purchase. Neither requirement restricts your right to buy. Foreign ownership of Japanese real estate remains fully legal with no approval process required.
1. Nationality disclosure at registration
When you register an ownership transfer at the Legal Affairs Bureau (法務局), you are now required to declare your nationality and submit a copy of your passport or residence card. This applies to all buyers — Japanese nationals included. Your nationality will not appear on the public property registry; it is stored only within the government’s internal system for administrative purposes.
2. The new 20-day residential use report
This is the change most foreign buyers aren’t hearing about. Under the expanded FEFTA rules, non-Japanese buyers must now file a residential use report within 20 days of purchasing any property — including homes bought for personal use. Previously, this FEFTA reporting requirement only applied to investment purchases. Failure to file can result in a fine, though it does not affect your ownership rights. Your judicial scrivener (司法書士) handles the registration side; make sure your legal team is also across this filing separately.
Why is Japan doing this?
The Takaichi administration has been focused on national and economic security. Until now, Japan had no systematic way to track foreign land ownership at scale — this closes that gap. It’s a transparency measure, not a move to restrict foreign buyers. Japan remains one of the most accessible property markets in the world for non-residents, with no minimum investment, no government approval process, and no reciprocity requirements.
What this means if you’re working with NTI
As your buyer’s agent and proxy, NTI coordinates the full purchase process on your behalf — sourcing properties, negotiating, conducting due diligence, and liaising with the local professionals who handle registration and legal filings. We work with qualified judicial scriveners who are fully across the 2026 requirements, so neither of these new steps creates any additional burden for our clients. Most NTI purchases are completed entirely remotely, and that continues to be the case.
Questions about buying in Japan under the new rules? Talk to Our Team
This article is for general information only and does not constitute legal advice. For advice specific to your situation, consult a qualified judicial scrivener (司法書士) or attorney (弁護士) licensed in Japan.
