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Settlement and handoverThe buying process
The steps vary with the home you choose. Select a route to see what to prepare.
Check the land, building and handover conditions together. 5 steps
- Share your plansDiscuss the location, budget and how you plan to use the house.
- View the homeExplore the rooms, garden, surroundings and everyday access.
- Review the building informationAsk about boundaries, building documents, performance and warranties.
- Contract and settlementAgree the terms, total costs, payment schedule and registration.
- HandoverConfirm the handover date and exactly what is included in the sale.
Review both the apartment and the building it belongs to. 5 steps
- Discuss your searchShare your area, budget, planned use and timing.
- View the apartment and documentsCheck the interior, common areas, renovation scope, management fees and repair reserve.
- Review the offer and termsReview the property disclosures, total costs and proposed schedule.
- Contract and settlementArrange the contract, payments and registration with the professionals involved.
- Handover and ownershipConfirm keys, equipment documents and arrangements for use or management.
Check renovation feasibility and the combined budget before committing to a property. 6 steps
- Choose a property to assessDiscuss location, building condition and how you would like to live.
- Check feasibility and the total budgetReview building rules, permitted work, the renovation scope and costs.
- Complete the property purchaseConfirm the purchase terms and financing and payment arrangements.
- Agree the designAgree the layout, equipment, finishes, scope and contract.
- Renovation workConfirm the construction schedule and how progress will be shared.
- Inspect and receive your homeReview the finished work, equipment use and aftercare arrangements.
Discuss the building area, land and construction schedule as one plan. 6 steps
- Discuss your projectShare your desired area, lifestyle, total budget and timing.
- Find and assess landReview the site, surrounding area and building constraints.
- Design and agreementsDevelop the plan and confirm specifications and contract terms.
- Building proceduresConfirm the required approvals and schedule with the design team.
- ConstructionAgree how progress and site inspections will be handled.
- Completion and handoverInspect the home and confirm equipment and maintenance information.
This is an outline. The order and available support depend on the property and transaction. Confirm the applicable area for renovation or custom building.
Planning your budget
The advertised price is the starting point. Ask for a property-specific estimate of acquisition costs, professional fees where applicable and ongoing ownership expenses. We do not estimate amounts on this page.
When each payment is made (typical)
At contract
- Deposit (part of the price)
- Stamp duty on the contract
- Part of the brokerage fee (when an agent is involved)
At settlement and handover
- The balance of the price
- Registration costs (registration tax and the scrivener’s fee)
- Property tax settlement
- The rest of the brokerage fee (when an agent is involved)
- Management fee settlement (apartments)
After purchase
- Real estate acquisition tax (billed later)
- Fixed asset and city planning tax (every year)
- Management fee and repair reserve (apartments, monthly)
Timing and instalments vary by transaction. There is no brokerage fee when you buy directly from the seller.
Clarify what is included, what is additional and when payments would be due.
During ownership
- Discuss taxes, insurance, maintenance and any building management or reserve charges.
- Property tax and city planning tax are charged every year.
Funding the purchase
Discuss your funding and transfer arrangements early. Financing requirements depend on the lender and your circumstances.
Sources (how the taxes work): National Tax Agency No.7108 — stamp duty on property contracts (Japanese) ↗ · National Tax Agency No.7191 — registration tax rates (Japanese) ↗ · Ministry of Internal Affairs — real estate acquisition tax (Japanese) ↗ · Ministry of Internal Affairs — property tax (Japanese) ↗
Buying from abroad
Being overseas changes what needs to be arranged in advance. Discuss the available viewing options, language support, identity and document requirements, and whether any steps require your presence.
- How to view (in person or by video)
- Decide whether to visit in person or see the home and its surroundings on a video call.
- The language we will use
- We agree the language and the way we keep in touch (email, video calls and so on) at the start.
- Identity checks and documents
- If you do not live in Japan, some documents are prepared in your country of residence. What is needed depends on the transaction, so we check early.
- Whether any step needs you in Japan
- Whether the contract and handover can be completed without travelling to Japan depends on the transaction. We confirm this before you plan.
- How and when funds are transferred
- International transfers can take several days. We agree the method and dates in advance so payments arrive on time.
A video viewing can help you explore a home, but questions about its condition, rights and surroundings still need to be checked for that property. Non-residents who acquire real estate in Japan may need to report it to the Ministry of Finance.
Source: Ministry of Finance — reporting requirement for non-residents acquiring real estate ↗
After your purchase
How you intend to use the property shapes your plan after handover. Consider who will look after the home while you are away and how maintenance and expenses will be handled.
If you plan to rent it out, ask about the current tenancy, income and costs, management arrangements and property-specific conditions. These need to be confirmed before making an investment decision. Rental income of non-residents involves tax procedures in Japan.
Source: National Tax Agency — real estate income of non-residents ↗
Japanese terms you will hear
You will meet these words in documents and meetings. We explain each one again when it comes up.
- 重要事項説明 jūyō jikō setsumei
- Explanation of Important Matters: before the contract, a licensed real estate specialist explains the key facts about the property and the terms.
- 宅地建物取引士 takuchi tatemono torihiki-shi
- Licensed real estate transaction specialist. Only a licensed specialist can give the Explanation of Important Matters.
- 売買契約 baibai keiyaku
- The sale and purchase contract.
- 手付金 tetsuke-kin
- The deposit paid when the contract is signed. It becomes part of the price.
- 決済・引き渡し kessai / hikiwatashi
- Settlement and handover: the balance is paid and the keys are handed over, usually on the same day.
- 登記 tōki
- Registration of ownership at the Legal Affairs Bureau.
- 司法書士 shihō shoshi
- Judicial scrivener, who prepares and files the registration.
- 管理費・修繕積立金 kanri-hi / shūzen tsumitate-kin
- Monthly management fee and repair reserve paid by apartment owners.
- 固定資産税・都市計画税 kotei shisan-zei / toshi keikaku-zei
- Annual taxes on land and buildings, paid by the owner.
- 不動産取得税 fudōsan shutoku-zei
- A one-off tax on acquiring property, billed by the prefecture after the purchase.
- 新耐震基準 shin-taishin kijun
- The seismic standard in force for buildings approved from June 1981 onwards.
- 坪 tsubo
- A traditional unit of area, about 3.3 m².
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