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Zagdim Reader Desk · Japan buyer representation

Buying property in JapanBuyer’s agent, viewings and purchase terms

Whether you are buying a home to live in, an investment to let, or purchasing from overseas, what you compare and how viewings are arranged will differ. The Zagdim Reader Desk first establishes your purpose and budget, then shortlists suitable licensed brokers in Japan.

Book a free 20-minute callSee what the service covers
A residential street in Japan
Who it is forBuyers of a home to live in, investors, and buyers based overseas
Handled byLicensed brokers, takkenshi and judicial scriveners in Japan
LanguagesEnglish or Japanese; other languages on request
Reader Desk feeFree of charge

Information checked: 29 October 2026

01 · ABOUT

In Japan, settle the purpose before you view

A buyer-side broker (買主側の媒介) starts from why you are buying, the funds available and your property criteria, then helps you compare properties, arrange viewings and discuss the terms of the deal. The engagement must state which party the firm represents, the scope of work and the fee. “Buyer’s agent” is the everyday term used on this page; it should not be read as legal authority to act on your behalf.

Once a property is chosen, the explanation of important matters (重要事項説明), the building survey and the registration of title are each handled by the relevant professional.

  • Put the engagement in writingBrokerage and legal agency carry different authority and different fee rules.
  • Keep a record of viewingsLocation, layout and issues seen on site are recorded together.
  • Scope each check separatelyBuilding inspection, land survey and legal review are each commissioned separately.

Where it is handled

Legal Affairs BureauLegal Affairs Bureau

Certificates of registered matters and registration of title. Jurisdiction depends on where the property is.

Logos belong to the respective bodies and are shown only to identify where a matter is handled. Zagdim is not affiliated with them.

Former main building of the Ministry of Justice, Kasumigaseki, Tokyo
Former main building of the Ministry of Justice, Kasumigaseki, Tokyo
A seal of the kind used on registration documents
A seal of the kind used on registration documents

Start with why you are buying

Closest to your situation:

A home to live in

  • What to compareLocal amenities, conditions for moving in and restrictions on use.
  • What to prepareBudget, day-to-day needs, who will live there and the source of funds.
  • Costs beyond the priceBrokerage fee (within the statutory cap, as set in the engagement), travel to viewings and interpreting. Title search, building inspection and legal review are commissioned separately as needed.

Next steps

  1. Tell the Reader Desk your purpose, budget and preferred areas

An investment to let

  • What to compareThe tenancy, holding costs and your exit.
  • What to prepareThe tenancy agreement, income and outgoings, the management contract and how long you expect to hold.
  • Costs beyond the priceBrokerage fee (within the statutory cap, as set in the engagement), travel to viewings and interpreting. Title search, building inspection and legal review are commissioned separately as needed.

Next steps

  1. Tell the Reader Desk your purpose, budget and preferred areas
  2. Share the tenancy and income records supplied by the seller

Buying from overseas

  • What to compareCompare property details remotely first, then plan one trip to Japan for viewings.
  • What to preparePassport, proof of address, the dates you can view and whether you need finance.
  • After the purchaseA non-resident under the Foreign Exchange and Foreign Trade Act (FEFTA) who acquires property in Japan must file a report through the Bank of Japan within 20 days. This also applies to homes for own use acquired on or after 1 April 2026.
  • Consumption tax on the brokerage feeFrom 1 October 2026, brokerage services commissioned by a non-resident no longer qualify for export exemption on the basis of overseas status. Transitional measures apply to contracts signed on or before 31 March 2026.

Next steps

  1. Tell the Reader Desk when you can travel to Japan and which areas you want to see

Sources: Ministry of Land, Infrastructure, Transport and Tourism – notice on brokerage fee caps / Ministry of Finance – FAQ on FEFTA reports for real estate acquisitions / National Tax Agency – explanation of the 2026 consumption tax revision. Checked 29 October 2026.

02 · SERVICE

What do the broker and the professionals do?

Who charges what

What the Reader Desk does at no charge

Establishes what you need, sets it out in a written brief, shortlists and introduces licensed brokers and professionals, and follows up until the introduction is made.

Professional fees

Quoted by the broker or professional handling the matter once they understand your situation. If you engage them, you contract with, pay and receive receipts from them directly.

How payments flow

Zagdim does not charge readers a matching fee and does not handle payments for professional services. Providers quote case by case, and you contract with and pay the provider directly.

  1. 01Needs and budget assessment

    A licensed broker checks your purpose, funds and acceptable terms.

  2. 02Properties and viewings

    Property details are compared and viewings arranged, on site or remotely.

  3. 03Negotiating terms

    Price and conditions are put to the seller within the scope of the engagement.

  4. 04Checks before purchase

    A takkenshi (licensed real estate transaction specialist) explains the important matters; registration, legal or building checks are arranged where needed.

03 · CASES

After the viewing, what else should you check?

In every caseViewing a property or expressing interest does not mean the loan, the contract or the property checks are complete.

A sunlit apartment living room in Japan with wooden floor, sofa and round table
Interior of a Japanese home
Documents sorted with coloured clips beside a pair of glasses on a desk
Title and transaction documents

04 · SERVICE PROCESS

From engagement to signing: who does what?

Settle the purpose first, then sign the brokerage engagement. The checks before signing are carried out by the relevant professionals.

English or JapaneseOther languages on request

  1. Confirm purpose and budget

    You set out whether the purchase is to live in or to invest, your budget and the source of funds.

  2. Confirm the brokerage engagement

    You sign a brokerage agreement (媒介契約) with a licensed broker, stating which party is represented, the scope and the fee.

  3. Compare properties and view

    The broker supplies property details and arranges viewings, on site or remotely.

  4. Negotiate, then check before signing

    The broker puts your terms to the seller. Before signing, a takkenshi explains the important matters.

Not included

  • Loan approval
  • Independent building inspection and land survey
  • Dispute litigation and tax filing

What you need to prepare

  • Proof of identity and address
  • Budget and source of funds
  • Whether the purchase is to live in or to let
  • The dates you can view

05 · TIME

Which deadlines are set by law?

There is no fixed timetable. Viewings depend on when properties are open and on your schedule; preparation for signing depends on documents and checks. The points below are set by law.

  1. Before the sale contract is concluded

    Explanation of important matters

  2. Within 20 days of acquisition

    FEFTA report, where it applies

What you can do in advance: have identity, address and source-of-funds documents ready. If you are overseas, fix your viewing dates first.

06 · FEES

Beyond the price, what else will you pay?

Professional and service fees

  • Buyer-side brokerage feeQuoted once your situation is understood(The caps differ for brokerage and for agency.)
  • Travel to viewings and interpretingQuoted once your situation is understood(Must be written into the engagement first.)
  • Title search, building inspection and legal reviewQuoted once your situation is understood(Commissioned separately as needed.)
  • Zagdim Reader DeskFree of charge(Consultation, clarifying what you need and shortlisting professionals)

Brokerage fees are capped by law and the amount charged follows the engagement. Ask the provider to state in the written quote whether travel, interpreting and each check are charged separately. Quotes, contracts and payments are handled by the broker or professional concerned.

07 · EXPERTS & PROFESSIONALS

Who helps with viewings and signing?

Depending on the case, different Japanese professionals are involved.

Licensed real estate broker

宅地建物取引業者 · takuchi tatemono torihiki gyōsha

Introduces and compares properties under the brokerage agreement, arranges viewings and puts your purchase terms to the seller.

Real estate transaction specialist

宅地建物取引士 · takkenshi

Explains the important matters of the property and the transaction before signing.

Judicial scrivener

司法書士 · shihō shoshi

Checks the documents needed to transfer title and files the registration on your behalf.

MATCHING

How Zagdim shortlists the right professionals

What you need
Zagdim Reader Desk
  • Clarifying the need
  • Matching providers
  • Follow-up at key points
The right professional

Zagdim Reader Desk

Establishes what you need · shortlists and introduces · follows up

No charge to readers

Professionals in Japan

Professional advice and handling

Quote · contract · payment · receipt

Can a broker be arranged where you want to view?

  1. You tell the Reader DeskThe areas you want to see, your purpose and budget
  2. The Reader Desk checksWhether a licensed broker who accepts foreign buyers is available locally. Professionals work in English or Japanese; other languages on request
  3. The Reader Desk repliesIf it can be arranged, we say which kind of professional will take it on. If no suitable provider is available for now, we say so plainly

08 · CONSULTATION

What happens next?

Zagdim Reader DeskFirst understand the situation, then shortlist the right professionals

Four steps after you get in touch

  1. Contact the Reader DeskArrange a call by WhatsApp or email.
  2. A written briefThe Reader Desk sets out your purpose, budget and viewing dates. Once you confirm it, you agree to the introduction.
  3. Introduction to a local licensed brokerMade by area. Before the introduction, the written quote, out-of-pocket costs and conditions for extra charges are confirmed with the provider.
  4. Quote and engagementYou read the quote and decide whether to engage. You contract with and pay the provider directly.

Have these points ready before you get in touch, so the Reader Desk can go straight to what matters.

  • To live in or to invest, your budget ceiling and the source of funds
  • The cities or areas you want to see
  • Whether you are in Japan or overseas, and when you can view
  • Whether you need a mortgage
WhatsAppEmail the Reader Desk

The Zagdim Reader Desk handles contact and follow-up.

Send us your details

The more you tell us, the better the Zagdim Reader Desk understands your situation before we speak.

09 · FAQ

Buying through a broker in Japan: common questions

Does a buyer’s agent always act only for the buyer?

Not necessarily. Check the engagement to see whether the service is brokerage or legal agency, and which party is represented.

Should you decide between living in and investing before you view?

It is advisable. The restrictions on use, the tenancy and the purchase terms to examine differ between the two.

Is the brokerage fee fixed at 3% of the price?

No. For ordinary brokerage where the price before tax exceeds ¥4 million (about US$25,000), the cap for one party is 3% of the price plus ¥60,000, plus consumption tax on the fee. Low-price exceptions and agency are calculated differently.

Does a low-priced property have to be vacant for the exception to apply?

No. For brokerage of properties priced at ¥8 million (about US$50,000) or less, the conditions for the exception must be checked, and the fee explained and agreed in advance.

Can you sign straight after a viewing?

Signing on the strength of a viewing alone is unwise. Before the contract is concluded, a takkenshi must complete the explanation of important matters, and the transaction terms must be checked.

Do overseas buyers have to file a report after buying?

It depends. A non-resident under FEFTA who acquires property in Japan must report within 20 days. This also applies to homes for own use acquired on or after 1 April 2026.

Confirm your purpose and budget first, then arrange viewings.

Book a free 20-minute call

Registration of title is handled by the Legal Affairs Bureau. The FEFTA report on real estate acquisitions, where it applies, is filed through the Bank of Japan, and official fees follow the current notices of the Japanese authorities. Quotes, contracts, payments and receipts for professional services are handled by the professional concerned; neither the Zagdim Reader Desk nor the professionals guarantee that any application or review will succeed. This page is general information and is not legal or tax advice. Information checked to 29 October 2026.

Photographs of institutions (Wikimedia Commons): former main building of the Ministry of Justice, Kasumigaseki, Tokyo, Kakidai (CC BY-SA 4.0); a seal of the kind used on registration documents, Culture Japon (CC BY-SA 4.0)

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