The Key Documents You’ll Need When Buying Property in Japan

Before you begin viewing properties, it’s important to have your paperwork ready. Agents and sellers will want to confirm you are a serious buyer, and if you’re financing, banks require detailed documentation. The exact documents you need depend on whether you’re buying with cash or using a loan, and whether you’re living in Japan or purchasing from overseas.

1. Buying with Cash

1.1 Cash Buyers Living in Japan

If you reside in Japan, the requirements are relatively simple:

1. Personal Identification (Residence Card and/or Passport)
2. My Number Card
3. Registered Seal (実印 / Jitsuin) and Seal Registration Certificate (印鑑証明書/Inkan Shomeisho)
4. Proof of Funds (bank statement or certificate of deposit)

1.2 Cash Buyers Overseas

For those purchasing from abroad, a few additional steps are required:

1. Passport
2. Affidavit of Signature (issued by Japanese embassy/consulate or local notary)
3. Proof of Address (utility bill, driver’s license, etc.)
4. Proof of Funds (bank statement)
5. Power of Attorney (委任状/I’nin’jo) if a representative or judicial scrivener will act on your behalf

2. Buying with a Loan

2.1 Loan Buyers Living in Japan

Banks require detailed financial and residency documents, including:

1. Personal Identification (Residence Card and Passport)
2. My Number Card
3. Registered Seal and Seal Registration Certificate
4. Certificate of Residence (住民票/Juminhyo)
5. Proof of Income (源泉徴収票/Gensen-choshu-hyo), payslips (給与明細書/Kyuyo-meisai-sho) or income tax return (確定申告書/Kakutei-shinkoku-sho) for self-employed)
6. Certificate of Income and Taxation  (課税証明書/ Kazeishomeisho) and/or Certificate of Tax Payment (納税証明書 / Nozeishomeisho))
7. Bank Statements
8. If applying jointly a marriage certificate (e.g., 婚姻証明書 / Kon’in shōmeisho) or Family Register Extract (戸籍謄本 (koseki tōhon) if applying jointly)

2.2 Loan Buyers Overseas

Overseas buyers face stricter requirements, and in many cases need to purchase via a corporate structure. Expect to prepare:

1. Passport
2. Proof of Overseas Residence (utility bill, driver’s license, etc.)
3. Proof of Income (tax returns, employment certificates, translated if necessary)
4. Bank Statements
5. Company Documents (if buying via a corporate entity: incorporation certificate, articles of incorporation, representative director’s ID)

Summary

Cash buyers have a lighter burden, but should still prepare proof of funds before contacting agents. Loan buyers need to anticipate multiple certificates from different offices, and overseas buyers often need consular or corporate paperwork. Having everything prepared in advance can save weeks of back-and-forth and position you as a serious buyer.

With these documents organized, you’ll be ready to move quickly when you find the right property—whether you’re paying cash or arranging financing.