Documents Required for Foreigners to Purchase Real Estate in Japan

When foreigners purchase real estate in Japan, several essential documents are required. These documents are necessary to confirm the identity of the buyer and ensure smooth legal procedures. Below is an explanation of the key documents needed when foreigners engage in real estate transactions in Japan.

1. Resident Certificate (Juminhyo) or Affidavit

When purchasing real estate in Japan, a resident certificate (Juminhyo) is required to verify the buyer’s address. Foreigners residing in Japan with a valid visa can obtain a Juminhyo to prove their address.

For short-term visitors or those living abroad, a Juminhyo may not be available. In such cases, the following documents can be submitted instead:

• An affidavit issued by a consulate, government office, or notary public in the foreigner’s home country or place of residence

• A copy of the passport

• A document equivalent to a resident certificate from the home country or place of residence

2. Residence Card or Passport

When acquiring property, the ownership must be officially recorded through a registration process. For this, a residence card or passport is required to prove the foreign buyer’s address.

If you are using your passport, it’s important to ensure that the address listed is accurate. If the address differs, additional proof may be required.

3. Seal Registration Certificate or Signature Certification

In Japan, when signing a real estate purchase contract, a seal registration certificate (Inkan Shomeisho) must be attached. Even if the buyer’s home country does not have a seal registration system, foreigners residing in Japan can register their seal at the local municipal office to obtain the certificate.

For foreigners living abroad, a “certified signature affidavit” authenticated by the home country’s notary public or the Japanese embassy/consulate can be used in place of a seal registration certificate.

4. Personal Seal (Hanko)

In Japan, a personal seal (hanko) is required when purchasing real estate. The hanko is used to stamp important documents, such as the sales contract. Even if the use of seals is not common in the buyer’s home country, having a hanko is essential for real estate transactions in Japan.

Hankos can be easily made online or at shops in Japan. It’s advisable to prepare one in advance, especially for foreigners who are newly arrived or about to arrive in Japan, to avoid delays in the transaction process.

5. Additional Considerations

In addition to the documents mentioned above, proof of funds and tax-related documents may also be required when purchasing real estate. These will come into play as the transaction proceeds, so it’s important to work closely with a real estate agent or judicial scrivener (Shihoshoshi) to ensure all necessary documents are prepared in a timely manner.

Having these documents prepared in advance can help ensure a smooth real estate purchase in Japan. Given the complexity and strictness of legal procedures in Japan’s real estate market, it’s essential to collaborate with professionals to gather the required documentation and navigate the process successfully.