Real Estate Agent Fees in Japan: What Buyers Should Know
Buying a home in Japan is exciting, but it also comes with a fair share of expenses. One of the biggest questions buyers ask is: how much are the agent’s fees, and what do I actually get for them?
Real Estate Agent Fees (仲介手数料 / Chūkai Tesūryō)
The standard commission for agents in Japan is:
3% of the property price + 60,000 yen + consumption tax (10%).
For example, on a property priced at ¥50,000,000, the agent’s fee comes to about ¥1,716,000 (including tax). It’s a significant number, and it can feel steep—especially when you’re already dealing with down payments, moving costs, and other fees.
Why the Costs Are There
Agent fees aren’t just for showing you around properties. Licensed agents are responsible for making sure key details—like land rights, zoning restrictions, and hazard information—are properly explained and disclosed. If something is missed, the consequences can be serious, so agents carry both the responsibility and the risk.
Put simply, the commission covers not only the sales work but also the compliance and peace of mind that come with having someone accountable for the process.
Other Costs When Buying Property
Beyond the agent’s fee, you’ll also need to plan for things like:
- Registration & license tax (登録免許税 / tōroku menkyo zei) – paid when registering ownership.
- Judicial scrivener fees (司法書士費用 / shihō shoshi hiyō) – for handling title paperwork.
- Stamp duty (印紙税 / inshi zei) – for paper contracts (not needed for digital).
- Fixed asset tax (固定資産税 / kotei shisan zei) adjustments – split between buyer and seller at settlement.
- Loan-related costs – mortgage fees, bank charges, and insurance (団信 / danshin).
All together, these usually amount to around 5–8% of the property price.
Are Discounts Possible?
Sometimes. A few agencies may offer lower commissions for high-value deals or repeat clients, and some online brokerages advertise reduced rates. But savings often come with trade-offs, like less personalized service.
And in competitive situations, buyers offering to pay the full fee are often prioritized. Asking for a discount may save money, but it could also mean missing out on the property you want most.
The Bottom Line
Real estate fees in Japan are undeniably high, and it’s natural to feel the sting when adding them to your budget. But they exist for a reason: to make sure the purchase is handled properly, fairly, and safely. With a clear understanding of all the costs up front, you’ll be better prepared—and able to focus on the excitement of finding the right home.
