JAPAN HOME GUIDE

Japan Home Guide (English)

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General information for overseas and foreign buyers of homes in Japan. UMJ is not a real estate broker.

If you want to buy a home in Tokyo or elsewhere in Japan, the first question is usually: can I get a loan in Japan while living overseas? This article summarizes the general situation in 2026. It is general information, not advice on any specific property or transaction.

Short answer: most Japanese banks do not lend to non-residents

Japanese home loans are designed for people who live in Japan and earn income in Japan. If you live abroad and have no Japanese income (a non-resident), an application to an ordinary Japanese bank will usually not be approved.

In practice, most overseas buyers pay all cash, or mostly cash with a partial loan.

Where loans are available

• Tokyo branches of some foreign banks: Taiwanese media reported in 2025 that several Taiwanese banks lend for Japanese property, typically 50-70% of the price and only above a minimum price (the report mentioned 50 million yen or more). These mainly serve customers in their home market. Terms depend on the bank and on you.
• Non-resident programs at a few Japanese banks: Bloomberg reported in 2024 that a Japanese regional bank was lending to buyers living overseas, mainly in Taiwan, Hong Kong and Singapore.
• If you already live in Japan: banks look at your residence status, how long you have lived and worked in Japan, and your income. Permanent residents have the most options. Requirements differ by bank.

What to settle before you apply

• Down payment: plan on 30-50% of the price. That makes it less likely the deal stalls before the contract.
• Exchange rate: if you borrow in yen and repay from income in another currency, you carry the currency risk.
• Order of steps: find out how much you can borrow first, then look at properties. Buyers who ask the bank only after choosing a home often run out of time.
• Tax on rental income: if you plan to rent the home out, a non-resident must appoint a tax agent in Japan (nozei kanrinin) to handle Japanese tax filings.

If you want to pass your needs to a licensed agency

Sources

• Anue / cnyes (2025), report on Taiwanese banks’ property lending in Japan (Chinese): https://m.cnyes.com/news/id/5758361
• Bloomberg (2024-09-12), Tiny Japan Bank Looks to Grow by Lending to Offshore Homebuyers: https://www.bnnbloomberg.ca/business/international/2024/09/12/tiny-japan-bank-looks-to-grow-by-lending-to-offshore-homebuyers

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