Starting October 5, 2026, individuals who become registered owners of real estate in Japan, whether Japanese or foreign nationals, will be required to provide their nationality or applicable region and supporting documentation. The term “Nationality, etc.” refers to your country of nationality (or certain designated regions, including Taiwan). When filing the registration application, you must indicate your nationality and provide supporting documentation of your nationality.
⚠️Key Point
Please note that this regulation will not prevent or prohibit foreign nationals from purchasing real estate in Japan. It simply means that the number of documents required for the registration of the real estate will increase somewhat.
Who is covered by this change?
This regulation applies to individuals who are newly registered as owners of Japanese real estate through a sale, inheritance, or other means. It applies to both foreign nationals and Japanese nationals. It includes people living in Japan as well as those living overseas. For example, a person living overseas who purchases a condominium in Japan is also subject to this new regulation.
However, when a corporation or other legal entity acquires real estate, it is not subject to this requirement. Furthermore, individuals who already own real estate in Japan and are registered as owners are not required to report their nationality or other relevant information by a specific deadline.
What kind of documents should you prepare?
You will need official documents proving your declared nationality and other relevant information. For example, foreign nationals may use documents such as the following. However, you do not need to provide all of them.
- A copy of your certificate of residence showing your nationality or region (if you live in Japan)
- A copy of your Residence Card or Special Permanent Resident Certificate (if you live in Japan)
- A copy of your passport
If you live in Japan and are using a copy of your certificate of residence, please request that your nationality or region be included when you obtain the document.
People living abroad do not have a Japanese certificate of residence or a residence card, so they typically use a copy of their passport.
⚠️Caution: Passport Copies
- A passport copy must include the page showing the holder’s name and nationality.
- The passport must be valid.
- The individual must write “This is a true copy of the original” on the copy and sign it.
- Documents in a foreign language must be accompanied by a Japanese translation.
In addition to documents proving your nationality, you will also need documents proving your address. If your address is listed on a document that does not specify your nationality, you will need to provide a separate document proving your nationality. Which documents you can use depends on the contents/details of the real estate registration and the documents you have on hand.
Will your nationality be publicly available?
No. The nationality and other details provided of a registered owner are recorded as information kept internally by the Legal Affairs Bureau to identify property owners (called “search information” in the Japanese system). This information is managed together with details such as name, address, and date of birth. It is not recorded in the real estate registration records, which are generally available to the public. However, it is anticipated that this information will be shared among various government agencies. The specific mechanisms for this collaboration and the recipients of the information are still under consideration (as of September 2026).
Things to Keep in Mind Before Registration
✅Check
To ensure a smooth process, please collect the following information before requesting registration services:
- The anticipated timing of the registration application
- Current nationality (if you hold multiple nationalities or if your nationality has changed, please explain the circumstances)
- Your current address in Japan or abroad
- The official documents you have on hand and the expiration date of your passport
Consultations in English on Japanese Real Estate Registration
Our firm offers consultations in English regarding Japanese real estate registration involving foreign nationals or individuals residing overseas. Even if you do not have all the necessary documents yet, please feel free to contact us via the inquiry form. We will provide instructions on how to send documents such as your passport after we have discussed your specific situation.