Can Foreigners Buy Property in Japan? 2026 Reporting Rules for Non-Residents
Foreign buyers can still acquire real estate in Japan, but overseas purchasers should pay close attention to Japan’s Foreign Exchange and Foreign Trade Act (FEFTA) reporting rules. As of September 2026, the key issue is not simply nationality. A purchaser who qualifies as a “non-resident” under the relevant framework may have a post-acquisition reporting obligation.
Reporting scope expanded from April 1, 2026
Japan’s Ministry of Finance explains that when a non-resident acquires real property in Japan, or certain rights relating to such property, a report generally must be submitted to the Minister of Finance through the Bank of Japan within 20 days after the acquisition. An amendment promulgated on February 20, 2026 took effect on April 1, 2026 and expanded the scope of transactions subject to post-acquisition reporting.
The amendment revised the treatment of acquisitions for residential use, non-profit business activities and office use, as well as certain acquisitions from other non-residents. For an overseas individual or company buying a condominium, house, land or investment property in Japan, it is therefore important to determine residency status under FEFTA, the nature of the asset or right acquired, the intended use and the counterparty.
A reporting rule is not a blanket ban on foreign ownership
The 2026 change should not be confused with a general prohibition on foreigners purchasing Japanese real estate. It is a reporting regime for specified acquisitions by non-residents. The Bank of Japan’s explanation of the FEFTA reporting system identifies non-residents as the reporting party for acquisitions of real estate and related rights.
The Ministry of Finance FAQ also describes cases in which reporting is not required for certain acquisitions of rights related to property, including specified residential use by the non-resident or family/employees, the non-resident’s own office use, and certain non-profit activities. The FAQ notes that villas and second homes are not treated as residential-use exceptions. Because the result can depend on the asset and transaction structure, buyers should check the official rules for their specific case.
General deadline: within 20 days after acquisition
Where the reporting requirement applies, the Ministry of Finance states that the report must generally be filed within 20 days of acquisition through the Bank of Japan. The filing may be made by the non-resident purchaser or by a resident agent, such as a real estate intermediary, and official guidance also provides for online filing.
Practical point for overseas purchasers
A cross-border purchase in Japan can involve more than the sale contract and title registration. Buyers may also need to coordinate FEFTA reporting, tax matters, identity verification, remittance procedures and judicial scrivener documentation. For acquisitions completed on or after April 1, 2026, the reporting analysis should be included in the closing checklist rather than left until after settlement.
This article was reviewed on September 2, 2026 against public information from Japan’s Ministry of Finance and the Bank of Japan. Rules can change, and transaction-specific legal or tax questions should be checked against the latest official guidance and, where appropriate, qualified professionals.