Key Points for Buying Real Estate in Japan! (2026 Latest Edition) 〜Required Documents Vary by Residence〜

Key Points for Buying Real Estate in Japan! (2026 Latest Edition) 〜Required Documents Vary by Residence〜

When purchasing real estate in Japan, the required documents differ depending on whether you live in Japan (Resident) or overseas (Non-Resident).

1️⃣ For Residents in Japan (with a valid status of residence)

• Certificate of Residence (Juminhyo)

  • Must be issued within the last 3 months.

• Residence Card (Zairyu Card) or Special Permanent Resident Certificate

• Registered Seal (Jitsuin)

  • If you are not using a loan, a regular seal (Mitomein) may be acceptable in some cases, but preparing a registered seal ensures a smoother process.

• Seal Registration Certificate (Inkan Shomeisho)

  • Required if you are using a home loan. Must be issued within the last 3 months.

• Identity Verification Documents

  • My Number Card, Driver’s License, Passport, etc. (Note: If a My Number is required for formal procedures, please use a secure placeholder like [Your My Number] when drafting documents.)

2️⃣ For Overseas Residents (without registered residence in Japan)

• Affidavit (★Highly Important)

  • This document serves as proof of your current address and signature.

• Identity Verification Documents

  • A valid passport.

💡 What is an Affidavit?

For overseas residents who do not have a Certificate of Residence or Seal Registration Certificate in Japan, an affidavit is a document signed and sworn to be true in front of a local Notary Public or equivalent official in their home country.

【Practical Tips & Precautions】

• Dual Purpose: In Japanese real estate registration (Toki), this single document functions as proof of both your address and your signature.

• Where to Obtain: In principle, you should get it notarized at a notary office in your home country. While it is sometimes possible to obtain it at your embassy in Japan, getting an appointment has become increasingly difficult.

• Japanese Translation: All foreign-language documents must be accompanied by a Japanese translation.

• Preparation is Key: To avoid discovering missing documents after arriving in Japan, it is safest and most reliable to obtain them in your home country before departure.

Please feel free to contact us anytime if you have any questions!