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Buying Tokyo property from overseas: how the money moves, with a checklist
You can buy property in Tokyo while living abroad. There is extra preparation compared with a local purchase, though: international transfers take days, and registration and reporting need documents. Here is when and where the money moves, and everything to do.
How the money and paperwork move
- 1
Offer and identity check
Once you choose a home, we confirm your ID, the purpose of the purchase and your occupation, as Japanese law requires.
- 2
Contract and deposit
After the disclosure briefing (available online) you sign and pay the deposit. The payment method is agreed before the contract.
- 3
Transfer from abroad
Your bank or a transfer provider converts the money to yen and sends it to Japan. It takes a few business days, so plan for it to arrive well before settlement.
- 4
Settlement day
A judicial scrivener checks the registration documents; on the same day the balance is paid and the ownership transfer is filed.
- 5
After handover
Non-residents file the Foreign Exchange Act report within 20 days, and appoint a tax agent.
How the balance is paid at settlement
The method is agreed for each purchase with the seller, the judicial scrivener and the banks. The two common ways:
Pay from a Japanese bank account
If you have, or can open, an account in Japan, you transfer from it to the seller on settlement day.
Send in advance to an account set up for the settlement
Common when you have no Japanese account. Confirm in writing with the scrivener and us which account, by when and how much, before you send.
Things to watch when you send money
- The price is paid in yen. The yen amount depends on the exchange rate when you convert, so leave a margin for rate moves and fees.
- International transfers usually take a few business days. Check with your bank and plan for the money to arrive a few business days before settlement.
- Send from an account in the buyer’s own name. Transfers from someone else can take longer to clear.
- For large incoming amounts, the bank may ask about the purpose and source of the funds. Keep documents that explain them at hand.
- Payments or receipts over ¥30 million may need a report to the Bank of Japan (through the bank, when the payment goes through one).
- Beware of emails saying the bank details have changed. Always confirm any change by phone or another channel.
Checklist
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FAQ
Do I need a Japanese bank account?
No. Without one, you can send the money in advance to an account set up for the settlement, agreed with the seller, the scrivener and the banks.
Can I pay in US dollars or yuan?
The price is paid in yen. Your bank or transfer provider converts it when you send. The site shows approximate foreign-currency prices for reference.
How long does a transfer take?
Usually a few business days, depending on the country and bank. Send well before settlement.
Can I buy without coming to Japan?
Most steps can be done from abroad, and the disclosure briefing can be online. Documents such as the address proof take time, so start early.
Sources
- Ministry of Justice: ownership registration from 1 April 2024 (domestic contact, romanised names; Japanese)
- Ministry of Justice: address proof for foreigners living abroad (Japanese)
- National Tax Agency No.2879: buying land from a non-resident (Japanese)
- Bank of Japan: payment and receipt reports (Japanese)
- Ministry of Finance: report on acquiring property in Japan (Japanese)
- Real Estate Transaction Promotion Center: AML handbook for real estate agents (Japanese)
Planning to buy from overseas? Talk to us
In English, Chinese or Japanese: from finding a home to planning the transfer and the steps after handover.