Property
Freehold open to foreigners, but registration is not conclusive
Foreign nationals may own land and buildings on the same terms as citizens, with no residence requirement. Registration gives priority against third parties but is not a state guarantee of title.
Key rules
- Jurisdiction — Legal Affairs Bureau registries. Land and buildings are registered separately.
- Deadline — Real property acquisition tax return within the period set by the prefecture
- Deadline — Registration promptly on completion to secure priority
Governing law
- Civil Code of Japan, Book TwoReal Rights
- Real Property Registration Act
- Act on Land and Building Leases
In practice
Land and the building on it are distinct pieces of property with separate registers, so a sale can involve one without the other. Registration determines priority between competing claims rather than proving ownership, so title investigation remains necessary. The Act on Land and Building Leases gives strong protection to tenants of ordinary leases, making recovery of possession difficult, which is why fixed-term business leases are drafted with care. Japan's large stock of vacant akiya houses has prompted municipal transfer schemes with renovation obligations.