Zagdim Reader Desk · Japan property sale

Selling property in JapanBrokerage, direct purchase and arrangements for overseas sellers

If you want to sell property in Japan, first decide whether to engage a broker to find a buyer or to sell directly to a real estate company. The Zagdim Reader Desk establishes the property and your reason for selling, then shortlists suitable Japanese real estate professionals and confirms the form of engagement, the costs and the documents an overseas seller needs.

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Who it is forOwners selling Japanese property, including sellers based overseas

Handled byLicensed brokers, judicial scriveners and certified tax accountants in Japan

LanguagesEnglish or Japanese; other languages on request

Reader Desk feeFree of charge

Rules differ by nationality

The certificates an overseas seller needs (proof of identity and address, and the signature certificate, including its issuing body, format and translation) vary by nationality and country of residence, and tax after the sale depends on your residence status. This page describes the general rule, often written from the position of owners in Taiwan and Hong Kong; passport holders of the United Kingdom, United States, Singapore, Australia, Canada and other countries should confirm the position for their own nationality.

Real Estate TransactionsReal estate transactions · brokerage agreements

01 · Selling property in Japan

Selling property in Japan: brokerage or direct purchase?

Brokerage (仲介) means engaging a firm to bring about a sale between you and a buyer. Direct purchase (買取, kaitori) means a real estate company itself becomes the buyer. Compare the price, costs, payment and handover terms together; a fixed discount percentage does not tell you which route is necessarily better.

If you engage a broker, you also choose the type of brokerage agreement (媒介契約). A general agreement lets you engage several firms. An exclusive agreement limits you to one firm but lets you conclude a sale yourself. Under a sole exclusive agreement, even a buyer you find yourself must go through the engaged broker. Confirm the reporting, termination and fee arrangements before signing.

In brokerage, a firm acts as intermediary

The buyer and the broker are separate parties; you engage the broker under a brokerage agreement.

In direct purchase, the company buys

Fee arrangements differ between a straight purchase and one where an intermediary broker is also involved.

Three brokerage agreements to compare

General, exclusive and sole exclusive agreements differ in the limits on whom you engage and in your right to conclude a sale yourself.

Exclusive agreements have a maximum term

Exclusive and sole exclusive agreements run for at most three months each time; renewal must be requested by the client.

Brokerage fees are capped by law

The cap is not a fixed quote, and low-priced properties have a separate exception.

Check overseas documents first

Registration records, proof of identity and address, and signing arrangements are confirmed case by case.

Apartment blocks and a pedestrian crossing on a residential street in Japan — Look at the property and your reason for selling, then choose how to engage

Documents sorted with coloured clips beside a pair of glasses on a desk — Overseas sellers: take stock of documents before signing

02 · Who it suits

Which overseas owners need help selling in Japan?

Tell us about the property and how it is held. Compare the ways of selling first, then confirm what the specialist will take on.

Preparing to sell

You want a broker to find a buyer

Suits: You want to compare the property’s positioning, the engagement terms and the costs before deciding how to sell.

What to prepare: First check the type of brokerage agreement, the reporting arrangements, the brokerage fee and other outgoings.

Direct purchase offer received

You want to sell directly to a real estate company

Suits: A company has made an offer and you want to understand how direct purchase differs from brokerage.

What to prepare: Confirm who the buyer is, whether a separate broker is involved, the payment and handover terms, and the clauses on liability for the condition of the property.

Based overseas

You want to confirm documents and completion

Suits: You cannot travel to Japan often and need to prepare identity, address and title documents in advance.

What to prepare: A judicial scrivener (司法書士) checks the certificates and the delegation arrangements according to your nationality, country of residence and the state of the registration.

Tenanted or mortgaged

You are also considering selling a let property

Suits: The property has occupants, a loan or a mortgage, and you want to put the terms in order before selling.

What to prepare: Provide the tenancy, income and outgoings, and loan records; the specialist checks the sale terms and completion arrangements.

This page covers brokerage and direct purchase. Registration, legal matters and tax on the sale are handled separately by suitably qualified professionals.

Zagdim Reader DeskWe listen to your situation first, then arrange a professional

03 · Reader Desk

How the Zagdim Reader Desk helps

The Reader Desk first establishes the property, your reason for selling and where you live overseas, organises the property details and existing documents, then shortlists suitable Japanese real estate professionals to compare brokerage and direct purchase. Transfer registration goes to a judicial scrivener, and a certified tax accountant (税理士, zeirishi) is arranged separately for tax on the sale; the scope and fees of each engagement are confirmed separately.

English or Japanese

Sale, registration and tax arranged separately

01
Understand the property
Location, how it is held and whether it is let.
02
Assess the route
Compare brokerage, direct purchase and engagement terms.
03
Shortlist professionals
Confirm quotes, the brokerage agreement and overseas documents.
04
Transaction and follow-up
Sale, completion and registration proceed under the contract.

04 · Costs and timing

Brokerage fee, registration and tax costs: confirm each separately

Brokerage fee

As quoted by the professionalAgreed within the applicable statutory cap

For ordinary brokerage where the price exceeds ¥4 million (about US$25,000), the fee cap for one party is 3% of the price plus ¥60,000, plus any consumption tax applicable to the fee. The price excludes consumption tax on the transaction; the low-price exception is considered separately.

Low-price brokerage exception

Cap of ¥330,000 including taxPrice of ¥8 million (about US$50,000) or less

Applies only to firms that are taxable businesses for consumption tax, and the price excludes consumption tax on the transaction. It must be explained and agreed in advance; it is not an additional ¥330,000, and it does not depend on the property being vacant.

Other professional fees and official charges

As quoted by the professionalProfessional fees and official charges listed separately

Fees for the judicial scrivener, certified tax accountant and others are confirmed item by item; registration charges and applicable taxes are additional, as set by official rules.

Zagdim Reader Desk

No charge at this stageOrganising information and arranging a professional

The Reader Desk does not charge readers at this stage.

When should you start preparing the sale and overseas documents?

Before deciding to sell, you can gather the registration records, the purchase contract, the tenancy and the loan documents; overseas certificates are applied for once the judicial scrivener has confirmed what is needed. The three-month limit on exclusive and sole exclusive agreements is the term of the engagement, not a promise of a sale. Progress depends on the property, the buyer and the contract terms.

Tokyo Tower and the city skyline lit up at dusk

JAPAN · SELLER DESK

Before you sell, be clear on the route, the costs and the documents

Describe the property clearly, then have a real estate specialist assess it.

05 · Getting started

Ask Zagdim to shortlist the right professionals for selling property in Japan

Send a message with the property’s location and type, whether it is let or mortgaged, and where you live now. If you have already received a brokerage engagement form or a direct purchase offer, you can also say which terms you want checked.

WhatsApp Email the Reader Desk

The Zagdim Reader Desk handles contact and follow-up.

Fill in the assessment form (about 2 minutes)

If a messaging app is not convenient, leave your details and the Zagdim Reader Desk will reply by WhatsApp or email.

01Whether brokerage or direct purchase suits you
02What limits a brokerage agreement imposes
03How fees and withholding on the proceeds are calculated
04How overseas documents and completion are arranged

06 · Common questions

Selling property in Japan: common questions

Is selling directly to a brokerage firm a direct purchase? What should you watch for?

It depends on who the buyer is in the contract. It is a direct purchase only if the firm itself buys; if it merely acts as intermediary to find another buyer, it is still brokerage. When comparing offers, also check payment, handover, liability for the condition of the property and any charges billed separately.

How do general, exclusive and sole exclusive agreements differ?

A general agreement lets you engage several firms and conclude a sale yourself. An exclusive agreement limits you to one firm, but you may still conclude a sale with a buyer you find yourself. Under a sole exclusive agreement, even a buyer you find yourself must go through the engaged broker.

Once you sign an exclusive agreement, are you tied to that broker indefinitely?

Exclusive and sole exclusive agreements run for at most three months each time, and renewal must be requested by the client. Under an exclusive agreement the broker reports at least once every two weeks; under a sole exclusive agreement, at least once a week. Early termination and liability for costs still depend on the contract.

Is the brokerage fee always 3% plus ¥60,000?

That is the general formula for the cap on one party’s brokerage fee where the price exceeds ¥4 million, plus any consumption tax applicable to the fee; it is not a fixed charge. For prices of ¥8 million or less there is a separate exception allowing taxable businesses up to ¥330,000 including tax, which must be explained and agreed in advance.

Does direct purchase mean no brokerage fee?

Selling directly to a real estate company acting as buyer gives rise to no brokerage fee payable to that buyer. If an intermediary broker or another engaged service is also involved, the fees must still be confirmed against the contract.

You are overseas: what documents do you need to sell?

Start by taking stock of the purchase contract, the registration identification information (登記識別情報) or registration certificate (登記済証), and your identity and address documents; if the property is let or mortgaged, provide those documents too. The issuing body, format, translation and delegation arrangements for the signature certificate are confirmed by the judicial scrivener according to your nationality and country of residence.

Do you still have to file tax after the sale?

That depends on your residence status and the gain on the sale. For non-residents, 10.21% is in principle withheld from the sale proceeds; this is not the final tax. You can separately arrange for a Japanese certified tax accountant to check the filing obligation and any refund.

Compare the ways of selling first, then confirm the engagement and transaction terms.

Ask Zagdim to shortlist the right professional

The Zagdim Reader Desk helps organise information and arrange professionals; brokerage, registration and tax matters are handled in accordance with the law by suitably qualified Japanese firms and professionals. The sale price, whether a sale is concluded and completion depend on the transaction terms; overseas certificates are confirmed according to nationality, country of residence and the registry with jurisdiction. This page is general information. Information checked to 28 October 2026.