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House prices in Japan
What homes cost in Japan right now, how prices are moving, and what to budget for as a foreign buyer.
Japan's housing market at a glance
A typical 100m² home in Japan costs about ¥40.38m. Tokyo is the most expensive region at about ¥800,000/m², while Wakayama is the cheapest at about ¥81,818/m².
House prices in Japan have risen in the short term, up 0.8% year on year. Prices are also up in the medium term by 27.3%, although factoring the JPY/GBP exchange rate, effective prices for foreign buyers are down 9.1%.
Buyers can use Wise to convert money into yen and pay out to a Japanese bank account.
Learn about using Wise for large transfersAverage price per m², Q4 2025.
The shaded gap is the exchange-rate effect: what the same home costs a GBP buyer versus a local one.
How exchange rates changed the price
Over this period local prices rose 27.3%, while the exchange rate took 36.4 points off GBP costs — a 9.1% lower price in GBP.
Based on average price per m², a 70m² home, and average JPY/GBP rates for the period shown.
Funding a home in Japan?
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Plan a property transferTokyo
¥800,000/m² average · +0.0% year on yearAverages per m², Q4 2025.
House prices by region and city
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Buying costs and rules in Japan
The fees, taxes and paperwork to budget for on top of the asking price.
Transaction tax
Real estate acquisition tax (不動産取得税): 3% on residential buildings and land (reduced from 4% by temporary measures, frequently extended). Registration and licence tax (登録免許税): 0.4% on ownership transfer (land) and 0.1% on buildings (reduced rates apply to primary residences). Stamp duty (印紙税): ¥10,000–60,000 on contracts above ¥50m.
Agent fees
Estate agent commission (仲介手数料) is capped by law at 3% + ¥60,000 + consumption tax (10%), charged to both buyer and seller. This is both the maximum and, in practice, the standard rate.
Notary and registry
Japan does not have a civil-law notary system. Judicial scrivener (司法書士) fees for registration typically run ¥100,000–300,000 (roughly 0.1–0.3% of purchase price). This is a fixed professional fee, not tax-based.
Foreign buyer rules
Japan has effectively no restrictions on foreign ownership of real estate. Non-residents and foreigners can purchase any property type freely without permits or approval. Japan does not require residency for property ownership. Obtaining a Japanese mortgage as a non-resident is more difficult — most major Japanese banks require permanent residency or a work visa. However, several international banks and specialist lenders offer non-resident mortgages (typically LTV 50–70%). A registered seal (印鑑登録, hanko) or notarised power of attorney is required to complete the purchase. No minimum investment, no annual property tax surcharges for foreigners. For a fuller step-by-step overview, read our guide to buying a house in Japan.
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Large amount transfers with Wise
Planning a deposit or completion payment in Japan? Compare a large transfer with Wise.
Compare transfer costsMortgage rates for expats
Check current rates, non-resident loan-to-value rules and mortgage costs before you make an offer.
Mortgages in Japan: home loans and interest rates in 2026Visas and residency
Understand residency requirements before committing to a purchase abroad.
How to immigrate to Japan: visas in 2026Tax advice for expats
Check local tax rules and planning points for buyers moving money internationally.
Japanese taxes: Understanding the tax system in JapanWhere this data comes from
Every figure on this page is traceable to a published source.
UK comparison data: HM Land Registry UK House Price Index — Open Government Licence v3.0. FX rates: European Central Bank daily reference rates via Frankfurter API.
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