Uchi—Japan’s independent, one‑stop real estate site—not only features thousands of the best real estate in Japan from top agents and developers but also offers practical, no‑nonsense advice for buyers, owners, sellers and hosts.

This combined guide brings together five of Uchi’s most read articles to help you navigate short‑term rentals (minpaku), borrowing as a foreign investor, and the key property tax responsibilities for owners, sellers and buyers in Japan.

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No‑nonsense advice for buyers, owners, sellers and hosts. Image: Unsplash

Minpaku — Japan’s short‑term rental rules

Thinking of hosting? The Private Lodging Business Act (Minpaku law, 2018) legalised private‑home rentals but sets clear rules: notify/register with local authorities, and expect a national occupancy cap commonly around 180 nights per year (counted by nights, April‑to‑April). Properties must meet safety and hygiene standards (fire extinguishers, emergency exit routes, minimum floor area ~3.3 m² per guest), and larger or remotely managed operations may need a registered Minpaku management company.

Municipalities and condominiums can add stricter local rules—neighbour notification, noise and waste controls, or outright limits—so check local ordinances. Declare rental income for tax, carry suitable insurance, and if your visa or residency limits work activity, consider using a registered manager or seek immigration advice. Follow the rules and minpaku can be a steady income stream, find out more on Minpaku house letting rules on Uchi here.

Can foreign investors get a real‑estate loan?

Yes—but it can be tricky. Many mainstream Japanese banks favour borrowers living and earning in Japan, or who can provide a Japan‑based guarantor. If you’re a nonresident or rely on foreign income, expect higher down payments, stricter document checks (certified translations, proof of income, tax returns) and a smaller pool of lenders. Some specialised lenders and international banks do underwrite foreign buyers, and bilingual mortgage brokers can speed the search and paperwork. Start lender conversations early, gather certified documents, and be prepared for a slightly different timetable and loan structure than you’d see at home. For more in-depth information, read our article on real estate loans for foreigners here.

“If you’re a nonresident or rely on foreign income, expect higher down payments, stricter document checks (certified translations, proof of income, tax returns) and a smaller pool of lenders.”

Property taxes for sellers (what to expect)

When you sell, capital gains tax is the headline cost. How much you pay depends on your holding period (different rates for short‑term vs long‑term) and how you calculate gain—you can deduct acquisition costs, agent commissions and qualifying improvements. Sellers must report gains and may face residency‑linked surtaxes. Timing a sale, keeping invoices and talking to a tax advisor can materially reduce unexpected bills. Find more information for sellers here.

Property taxes for owners (ongoing obligations)

Owners face annual fixed asset tax and city planning tax based on assessed values that often lag current market prices. If you rent out a property, you’ll need to track rental income, allowable expenses (management fees, repairs, depreciation), and file the correct returns. Regular maintenance, insurance and accurate bookkeeping not only protect your investment but also create deductible items that lower tax bills. If an assessed value looks wrong, you can appeal—don’t assume it’s untouchable. Get more information on owners’ property taxes here.

Property taxes for buyers (costs and practical checks)

If you’re buying, budget beyond the purchase price. Expect acquisition tax, registration and license taxes, agent commissions, stamp duty and closing costs, plus ongoing fixed asset and city planning taxes after settlement. Factor in loan-related fees (origination, guarantor or trustee costs), insurance, and potential renovation or earthquake‑proofing expenses.

Due diligence matters: get a certified property inspection, confirm zoning and land rights, check building/condo bylaws, and verify outstanding liens or easements. For foreign buyers, residency affects tax treatment and reporting, and some lenders require additional guarantees or higher deposits. Practical advice: run numbers for total cost of ownership, allow contingency for repairs, and consult a bilingual lawyer or tax advisor to confirm tax liabilities and registration steps before signing. Find more information on property taxes for buyers here.

We hope you find this roundup covering minpaku rules, foreign‑buyer financing, and the main taxes and checks for owners, buyers and sellers in Japan useful.

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