Zagdim Reader Desk · Japan mortgages for foreigners
Mortgages for foreign buyers in JapanAssessing finance for a home or an investment
If you are a foreign national applying for a mortgage in Japan, the products open to you differ according to whether the property is to live in or to invest, and whether you are in Japan or overseas. The Zagdim Reader Desk first establishes your purpose and residence position, then shortlists suitable professionals in Japan.
Who it is forForeign buyers financing a home or an investment property
Handled byBank loan officers, judicial scriveners and lawyers in Japan
LanguagesEnglish or Japanese; other languages on request
Reader Desk feeFree of charge
Rules differ by nationality
Loan eligibility varies with your country of residence, tax status and source of income: some investment products for non-residents restrict place of residence, source of income and tax status, and require official proof of income. This page describes the general position; residents and passport holders of the United Kingdom, United States, Singapore, Australia, Canada and other countries should confirm with the bank concerned which products apply to them.
Information checked: 29 October 2026
01 · ABOUT
To live in or to invest, and where are you based? Start with your situation
For foreign applicants, home loans (住宅ローン) and investment property loans (不動産投資ローン) are subject to different product conditions. The bank separately examines residence position, status of residence, income, assets, existing debts and the property; nationality, or whether you hold permanent residence, does not on its own determine the outcome.
Interest rates, the amount you can borrow and the time to approval follow the bank’s product terms on the day and its review.
JapanJapan
01Property reviewThe location and the building must also be acceptable to the bank.
02Consistent documentsNames, addresses and source of funds must match.
03Costs itemisedInterest, bank charges and registration costs are each calculated separately.
Start with purpose and where you live
Closest to your situation:
A home in Japan to live in
What the bank looks atStatus of residence, income and tax payment, debts and the property.
What to prepareResidence documents, income and tax records, and property details.
CostsRegistration and licence tax (登録免許税) on creating the mortgage is generally 0.4%, or 0.1% where statutory conditions such as own use are met. Interest, bank charges and the judicial scrivener’s fee are additional.
Next steps
Explain your status of residence and the property
A home in Japan, without permanent residence
What the bank looks atSome home loan products set spouse conditions for applicants without permanent residence, for example that the spouse holds a specified status and takes on joint and several guarantee liability. Each bank’s rules apply only to that product.
What to prepareStatus of residence, family relationship, and the liability documents the product requires.
Next steps
Explain your spouse’s status and whether they are willing to act as joint and several guarantor
Overseas, investing to let
What the bank looks atSome investment products for non-residents restrict place of residence, source of income and tax status, and require official proof of income; having only Japanese income does not necessarily qualify.
What to prepareProof of residence and tax status, overseas income and assets, and rental records.
CostsRegistration and licence tax on creating the mortgage is generally 0.4%; the reduced rate for own use does not apply to investment property. Interest, bank charges and the judicial scrivener’s fee are additional.
Next steps
Tell the Reader Desk where you live, your main source of income and the property you have in mind
Sources: Ministry of Finance – registration and licence tax on registering the creation of a mortgage / published product terms of individual banks. Checked 29 October 2026; product conditions follow the version current on the day of application.
02 · SERVICE
What is handled when you apply for a mortgage?
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 professionals, and follows up until the introduction is made.
Professional fees
Quoted by the professional handling the matter once they understand your situation; bank charges are as quoted by the bank. You contract with and pay 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.
01Product eligibility check
A bank loan officer checks eligibility against the bank’s official conditions.
02Guidance on preparing documents
Income, asset and property documents are listed for the chosen product.
03Application and further documents
The bank accepts the application and handles further documents requested during review.
04Mortgage and contract checks
A judicial scrivener (司法書士) carries out the registration they are engaged for; legal questions are reviewed separately by a lawyer (弁護士, bengoshi).
03 · CASES
What needs to be confirmed separately?
In every caseEligibility to apply, preliminary review and formal loan approval must each be confirmed separately.
Interior of a Japanese homeTitle and transaction documents
04 · SERVICE PROCESS
From checking conditions to registration: who does each step?
Settle the purpose first, then check product conditions. Registration is handled by a judicial scrivener.
EN·JAEnglish or JapaneseOther languages on request
01
Decide: to live in or to invest
You explain the purpose and the property you have in mind.
02
Check the bank’s product conditions
The products you can apply for are checked against your residence position, income and the property.
03
Apply and supply further documents
The bank accepts the application and reviews further documents.
04
Confirm the loan contract and registration
A judicial scrivener registers the mortgage; legal questions are reviewed by a lawyer.
Not included
Any commitment on loan amount or interest rate
Advancing funds that have not been approved
Property brokerage and tax filing
What you need to prepare
Passport and residence details
Proof of income and tax
Details of assets and liabilities
Sale and property details
05 · TIME
How long does review take, and what affects it?
The pace of review depends on the bank, on whether income and property documents are complete, and on any further documents required; the processing time is confirmed by the bank handling the application.
What you can do in advance: have residence details and proof of income and tax payment ready.
06 · FEES
Beyond interest, what else will you pay?
Taxes and official fees
Registration and licence tax on creating a mortgage0.4% / 0.1%(General rate 0.4%; 0.1% where statutory conditions such as a home for own use are met.)
Professional and service fees
Loan interest and bank chargesAs quoted by the bank(Confirmed by product and approval terms.)
Judicial scrivener and legal servicesQuoted once your situation is understood(Listed separately from bank charges.)
Zagdim Reader DeskFree of charge(Consultation, clarifying what you need and shortlisting professionals)
Official fees for registering the mortgage and the judicial scrivener’s fee are charged separately, and a lawyer’s fees depend on the scope of the engagement. Quotes, contracts and payments are each handled by the bank or the professional concerned.
07 · EXPERTS & PROFESSIONALS
Which Japanese professionals are involved?
Depending on the case, different Japanese professionals are involved.
Judicial scrivener
司法書士 · shihō shoshi
Files the mortgage and title registrations they are engaged for, on your behalf.
Lawyer
弁護士 · bengoshi
Reviews the legal terms of the borrowing, the liability taken on and the sale.
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 help be arranged for your purpose and where you live?
You tell the Reader DeskYour purpose, where you live and your status of residence, and where the property is
The Reader Desk checksWhether a contact who can explain product conditions, and a judicial scrivener to handle registration, can be arranged
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
Contact the Reader DeskArrange a call by WhatsApp or email.
A written briefThe Reader Desk sets out your purpose, status, income and the property. Once you confirm it, you agree to the introduction.
Introduction to a suitable professionalBefore the introduction, the written quote, out-of-pocket costs and conditions for extra charges are confirmed with the provider.
Quote and engagementYou read the quote and decide whether to engage. You contract with and pay the provider directly.
Before you get in touch, have ready your purpose, where you live and your status of residence, your source of income, and whether you already have a property in mind.
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
Mortgages for foreign buyers in Japan: common questions
Do foreign nationals need permanent residence to borrow?
Not necessarily. Some banks accept applicants without permanent residence, but may require the spouse to hold a specified status and take on joint and several guarantee liability.
Are there loans if you are overseas?
You can apply for some investment loans for non-residents, but must meet that product’s conditions on place of residence, income and other points of review.
Can you apply with Japanese income only?
Not necessarily. Each product has different requirements on source of income, place of residence and tax status, which must be checked by the bank handling the application.
Does the property’s location affect the application?
Yes. The areas a bank will accept vary by product, so the property you have in mind must be provided for confirmation before you apply.
Can an investment loan be used as a home loan?
You cannot mix the two at your own discretion. The purpose of the loan must match the bank’s product and the contract terms.
After the bank approves the loan, do you still need a judicial scrivener?
Yes, where registration is required. Loan approval does not mean the mortgage or title registration is complete; those procedures are handled by the judicial scrivener you engage.
Confirm your status and income first, then prepare the application.
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.
What you need
Zagdim Reader Desk
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