Can Foreigners Buy Property in Japan? 2026 Akiya Bank Rules

Can foreigners legally buy property in Japan?

Yes. Civil Code Article 3(2) gives foreigners the same private rights as Japanese nationals unless a law or treaty says otherwise ^[1]. No general law does.

The Alien Land Act of 1925 still exists. However, its only order, which required army and navy approval near defence areas, was scrapped in 1945 ^[1]. No order has been made under it since.

“Even foreigners are, in principle, free to acquire real estate in the same way as Japanese nationals.”

The same report notes that Japan's property taxes ignore nationality ^[1]. Some rules differ for people living overseas.

What is an akiya bank, and who runs it?

An akiya bank (空き家バンク) is a town's list of empty houses whose owners want to sell or let them. Each city, town or village sets its own rules ^[4].

The national akiya and vacant-land bank (全国版空き家・空き地バンク) collects many local listings in one place. LIFULL and At Home run it on their own; MLIT paid part of the build cost but does not run it ^[4].

You need no account to browse the national site. The town behind a listing may ask you to sign up with it before an enquiry, according to MLIT ^[4].

Can a foreigner use any town's akiya bank?

Not always. Some towns run their akiya bank to bring in new residents, according to MLIT ^[4]. Those banks serve only people from outside the prefecture or town.

Rules of that kind concern where you come from and whether you intend to settle, not nationality. In practice, a holiday-home buyer can fall outside a bank built to attract new residents.

Every bank publishes its conditions in an implementing outline (実施要綱). Read it before you enquire, for example to see whether the town expects you to move in.

Which land near defence sites needs notice before you sign?

Land in a special watch zone (特別注視区域) under the Important Land Use Act. Buyer and seller must both notify the Prime Minister before signing a sale of 200 m² or more ^[2].

The Act designates watch zones (注視区域) around defence facilities and border islands, and special watch zones around the most sensitive ones. For buildings, the 200 m² threshold counts the total floor area of every storey ^[2].

Can a foreigner buy the farmland that comes with an akiya?

Yes in law, rarely in practice. Acquiring farmland goes through a permission process under Farmland Act Article 3 ^[5]. The main condition is farming the land yourself.

The old minimum-area requirement was abolished on 1 April 2023. MLIT revised its farmland-with-akiya guidance on 4 October 2024 to reflect the change ^[5].

MAFF's figures show who actually gets permission. According to MAFF, foreign-linked buyers acquired 175 ha of farmland in 2024, about 0.004% of Japan's farmland ^[6].

What registration duties come with an akiya in 2026?

Three. Inheritance registration became mandatory in 2024 and address-change registration in 2026 ^{[7] [8]}. Ownership transfers will record nationality from fiscal 2026 ^[9].

Many akiya are inherited, so ask early whether the seller completed the inheritance registration. The seller has to be the registered owner before ownership can pass to you. A judicial scrivener (司法書士), a registration specialist, can check the record.

According to the Minister of Justice, the nationality data is for government use only and is not published ^[9].

Does owning an akiya give you a Japanese visa?

No. Owning property in Japan does not create a residence status ^[10]. You need a status in your own right, as with any other move.

The route buyers ask about most, Business Manager (経営・管理), was tightened on 16 October 2025. According to the Immigration Services Agency, it now needs ¥30 million in capital, up from ¥5 million, and at least one full-time employee ^[10].

Existing holders have a transition period, but new applicants meet the new standard, according to the Immigration Services Agency ^[10].

What order should a foreign akiya buyer follow?

Check the town, the map and the title before money changes hands. The order below follows the rules cited above.

1. Read the town's akiya-bank rules: sign-up, plans to settle, who can use it ^[4].
2. Look up the address on the 重要土地 map. Notify before signing if it is a special watch zone and 200 m² or more ^{[2] [3]}.
3. Any farmland: Article 3 permission, which in practice means living and farming in Japan ^{[5] [6]}.
4. Confirm the seller's inheritance registration is complete ^[7].
5. Settle your residence status before you pay ^[10].

Comparing Japan with Korea? Read the rules for foreigners buying property in Korea, or browse rural listings and search an address.

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