How Are Japan’s Foreign Land Purchase Rules Changing? Property Ownership and the Business Manager Visa Explained Separately
For foreign entrepreneurs, overseas companies and real estate professionals
How Are Japan’s Foreign Land Purchase Rules Changing? Property Ownership and the Business Manager Visa Explained Separately
This article separates the rules already in force from the land-acquisition measures being considered by the Japanese government, and explains why property ownership and the Business Manager status of residence are different legal issues.
Japanese version: This article is also available in Japanese.
日本語で読むKey conclusions
We are receiving more questions such as: “Will foreign nationals soon be unable to buy land in Japan?” and “Can I obtain a Business Manager visa by purchasing property?”
No nationwide foreign-buyer ban
As of July 2026, Japan has not introduced a nationwide prohibition that prevents a person from acquiring ordinary land or buildings solely because the person is a foreign national.
The government is reviewing the rules
The review covers national security, ownership information, beneficial ownership, land use, water-source areas, groundwater and government information-sharing.
Property ownership and immigration are separate
Buying property does not automatically qualify a person for the Business Manager status of residence, and purchasing real estate is not automatically required for that status.
Ownership does not guarantee business use
Zoning, building use, condominium rules, lease terms, fire-safety requirements and business licenses must be checked separately.
Important: The fourth meeting of the Study Group on Rules Concerning Land Acquisition by Foreign Nationals was held on July 21, 2026. As of the review date of this article, the official meeting page listed the meeting but did not yet publish its materials, minutes or a final framework. Therefore, this article does not describe a permit system, a nationality-based restriction or a specific implementation date as a finalized measure. [1] [2]
1. Can foreign nationals buy land and property in Japan?
Ordinary land and buildings are not subject to a nationwide nationality-based ownership ban
Under the current general framework, a foreign individual or foreign company is not prohibited from owning ordinary land or buildings throughout Japan solely because of nationality or place of incorporation.
When ownership is acquired through a sale or other transaction, an application for registration of the transfer of ownership is normally made so that the ownership right is recorded in the real estate register. The Ministry of Justice publishes procedures for cases in which a foreign resident or foreign corporation becomes the registered owner. [6] [7]
Overseas residents and foreign companies may need additional documents
A foreign individual residing outside Japan or a foreign company without an ordinary Japanese corporate number may need different evidence from that required for a Japan-resident individual or Japanese corporation.
- A government-issued certificate of address from the home or country of residence
- A notarized address certificate and a copy of the passport
- Japanese translations of foreign-language documents
- Evidence of the foreign company’s jurisdiction of incorporation, registered address and legal status
- Information concerning a contact person or contact address in Japan
- Evidence of the foreign owner’s name in Roman characters
A real estate company, bank or other transaction professional may also request materials concerning identity, corporate status, shareholders, ultimate beneficial owners, the purpose of the transaction, source of funds and the route of an overseas remittance.
Non-residents should check reporting duties under the Foreign Exchange Act
A person classified as a “non-resident” under the Foreign Exchange and Foreign Trade Act may be required to submit a report for certain acquisitions of real estate in Japan.
Resident or non-resident status for this purpose is not determined solely by nationality. A reporting obligation under the Foreign Exchange Act is also different from obtaining prior permission to buy property. [12]
Agricultural land, forests and designated areas are governed by separate rules
The general ability to acquire an ordinary property does not mean that agricultural land, forests or land near important facilities can be acquired and used under exactly the same conditions.
- Agricultural land: Requirements under the Agricultural Land Act apply regardless of nationality. Agricultural land cannot simply be acquired as a passive investment without satisfying the applicable requirements.
- Forests: A person who acquires land covered by a regional forest plan is generally required to notify the municipality within 90 days.
- Important areas: Investigation, use restrictions or pre-contract notification may apply under the Important Land Act.
- Water-source areas and groundwater: Local ordinances may require permission or notification for groundwater extraction or impose other conservation controls.
The right to buy a property and the right to use it for a business are different
Even if ownership can be acquired, the property may not be usable as a restaurant, accommodation facility, factory, warehouse, secondhand vehicle yard or other planned business site.
Zoning, the legally approved use of the building, condominium management rules, sale or lease terms, fire-safety requirements, building standards and industry-specific licenses should be checked before signing.
2. What land-purchase rules is the government reviewing?
Name of the government study group
The Cabinet Secretariat has established the Study Group on Rules Concerning Land Acquisition by Foreign Nationals .
- First meeting: March 4, 2026
- Second meeting: April 9, 2026
- Third meeting: April 30, 2026
- Fourth meeting: July 21, 2026
Source: Cabinet Secretariat official study-group page. [1]
Direction stated in the Basic Policy 2026
The Basic Policy on Economic and Fiscal Management and Reform 2026 states that the government will compile the framework of rules concerning land acquisition by foreign nationals during summer 2026.
It also refers to stronger implementation of the Important Land Act and further consideration of systems for obtaining information about land acquisition and use, exercising appropriate supervision, and protecting and managing groundwater, including possible legislation. [2]
Existing individual systems
The Important Land Act, Agricultural Land Act, Forest Act, Foreign Exchange Act and relevant local ordinances already apply.
Framework to be compiled
The government has stated its intention to develop a framework concerning information, supervision, important land and groundwater.
Specific regulatory method
The final subjects, geographic scope, permit or notification method, thresholds, implementation date and transitional measures have not been finalized in the materials available on the review date.
Main issues being considered
Government materials identify issues including: [3]
- Nationality, address, residence and other information concerning the person acquiring land
- Jurisdiction of incorporation, representatives, officers, shareholders and ultimate beneficial owners of foreign companies
- The acquisition purpose and use of the property after acquisition
- Land surrounding defense and other important facilities
- Remote territorial islands and other islands
- Water-source areas, forests, groundwater extraction and groundwater use
- Information-sharing between government authorities
- Post-acquisition investigation, inspections, supervision, recommendations and orders
- Consistency with investment treaties, economic partnership agreements and other international commitments
A permit system is a policy option under review, not a finalized rule
Government discussion materials have referred to possible regulatory approaches such as a permit system, a pre-notification system involving examination, post-acquisition investigation and inspections.
The question of whether a system should apply regardless of nationality or should include nationality-specific treatment has also been part of the review.
It is therefore inaccurate, as of the article review date, to state that Japan has already adopted a nationwide permit system applying only to foreign buyers or that foreign nationals will no longer be able to buy land in Japan.
Matters not yet finalized as of July 22, 2026
- Whether a nationwide permit system will be introduced
- Whether a rule will apply only to foreign nationals
- The types of land, buildings, areas or transaction sizes covered
- How residential, investment and business properties would be treated
- How pre-acquisition review and post-acquisition investigation would be combined
- The detailed grounds for refusal, suspension of use or corrective orders
- The implementation date and transitional rules
- The treatment of property already acquired
| Item | Current system | Under consideration | Practical point |
|---|---|---|---|
| Ordinary land and buildings | There is no nationwide prohibition based solely on foreign nationality or foreign incorporation. Ownership transfers are normally registered. | Stronger collection of ownership, acquisition-purpose and use information, together with possible supervision. | Separate the ability to acquire the property from the ability to use it for the proposed business. Check registration, identity, funding and remittance records. |
| Land near important facilities | Designation, use investigation, recommendations and orders apply under the Important Land Act. Certain transactions in special monitored areas require prior notification. | Stronger implementation, information-sharing and supervision. | Confirm the designated area, property size, rights involved and planned contract date before signing. |
| Agricultural land | Agricultural Land Act requirements apply regardless of nationality. Passive investment acquisition is not freely permitted. | Further coordination and collection of nationality, residence and corporate information. | Where the land will not be used for farming, confirm in advance whether conversion from agricultural use is legally possible. |
| Forests | Acquisition of land covered by a regional forest plan generally requires municipal notification within 90 days. | Stronger collection of owner, corporate-control and use data. | Do not rely only on the registered land category. Confirm whether the property is included in a regional forest plan. |
| Water-source areas and groundwater | Local ordinances may regulate groundwater extraction. There is no general nationwide foreign-buyer ban on all water-source land. | Nationwide fact-finding and consideration of a conservation and use framework, including possible legislation. | Ownership of land does not necessarily create an unrestricted right to extract, use or sell groundwater. |
| Foreign companies | A foreign company may become the registered owner of ordinary real estate. Corporate-status, jurisdiction, address and contact information may be required. | Stronger identification of representatives, shareholders and ultimate beneficial owners. | Prepare foreign corporate records, translations, certifications, shareholder information and remittance records at an early stage. |
| Business Manager status | Immigration eligibility is examined under separate immigration legislation and criteria. | The land-rules review does not itself replace the immigration criteria. | Purchasing property does not automatically result in immigration approval. |
| Business office requirement | An actual office suitable for the scale and nature of the business is required. Ownership is not automatically required; a suitable leased property may qualify. | The land-rules review has not made property ownership a mandatory immigration condition. | Under the current post-reform guidance, use of the applicant’s home as the business office is generally not accepted. Continuing use rights and actual business use must be documented. |
3. What is the Important Land Act?
The law commonly referred to in this article as the Important Land Act is officially titled:
Act on the Review and Regulation of the Use of Real Estate Surrounding Important Facilities and on Remote Territorial Islands.
Its purpose is to prevent land and buildings around important facilities or on remote territorial islands from being used in a way that impedes the functions of those facilities or islands. [4]
Monitored areas
Areas within approximately 1,000 meters of important facilities, including certain defense-related facilities, and areas on remote territorial islands may be designated.
The government may investigate ownership, users, purpose of use and actual use of real estate within the area.
Special monitored areas
A monitored area may receive the stronger designation where the relevant functions are particularly important or vulnerable and are difficult to replace.
For certain contracts concerning real estate of at least 200 square meters in such an area, the parties must submit information before entering the contract.
Investigation of real estate use
The government may investigate owners, users, purpose of use and actual use of land and buildings within a monitored or special monitored area. Information may also be obtained from other administrative authorities and local governments where the law permits.
Recommendations and orders concerning adverse use
Where real estate in a designated area is used in a way that impedes the functions of an important facility or remote territorial island, the Prime Minister may recommend that the user take necessary measures and may issue an order if the recommendation is not followed.
According to the Cabinet Office publication, no recommendations or orders had been implemented as of March 31, 2026. [5]
Notification in a special monitored area is not a nationwide purchase-permit system
The notification system applies to specified transactions involving property of a specified size in a special monitored area.
It is not a system requiring prior permission for every land purchase throughout Japan.
The Act is not limited to foreign nationals
The Important Land Act is based on the designated area, property, transaction and actual use. It is not legislation that applies only to foreign nationals.
Japanese individuals and Japanese companies may also be subject to its investigation, notification and use-regulation provisions.
Before purchasing or leasing property in Yokohama, Kanagawa or elsewhere in Japan, the latest area designation should be checked through the Cabinet Office map and other official information.
4. Property ownership and the Business Manager status are separate systems
This is the central point of this article.
Whether a foreign national may own a property and whether that person qualifies for the Business Manager status of residence are governed by different laws, authorities, examination criteria and documents.
Buying property does not by itself qualify a person for Business Manager
Purchasing land, a condominium unit, an office building, a store or a warehouse does not automatically qualify the purchaser for the Business Manager status of residence.
Immigration may examine the applicant’s actual management role, capital or business scale, full-time staffing, Japanese-language capability, professional background, business plan, office, licenses, source of funds, stability and continuity of the proposed business. [8]
Buying real estate is not automatically required for Business Manager
A qualifying business office must be secured for the actual operation or management of the business. However, the applicant or company does not necessarily have to own that office.
A properly leased office, store, warehouse or factory may be considered if the company has lawful and continuing rights to use it and the property is suitable for the proposed business.
An owned property may still fail the immigration office requirement
- Condominium rules prohibit office, store or commercial use
- The property is residential-only and cannot support actual management activity
- The company cannot take possession or use the property at the required time
- There is insufficient space or equipment for the business and staff
- The business area is not clearly separated from another company or residential area
- Required business permits cannot be obtained for the location
- The company cannot prove continuing use rights at the time of the immigration application
Passive property investment is not the same as operating a business in Japan
Merely holding real estate and waiting for capital appreciation or collecting passive rent is not automatically the same as actively operating or managing a business in Japan.
A genuine property-rental or property-management business may be capable of supporting a Business Manager application, but the applicant may need to explain the number and value of properties, staffing, management system, office, clients, projected income and expenses, and the applicant’s own management activities.
| Comparison | Property acquisition and registration | Business Manager status of residence |
|---|---|---|
| Purpose | Acquisition of rights in land or buildings and public registration of those rights | Examination of whether a foreign national will engage in qualifying business operation or management activities in Japan |
| Main authority | Legal Affairs Bureau, together with other authorities depending on the property and transaction | Ministry of Justice and Immigration Services Agency of Japan |
| Main matters reviewed | Parties, property, legal rights, cause of registration, identity, address and corporate status | Management activity, capital or business scale, staff, Japanese-language capability, background, business plan, office, licenses, stability and continuity |
| Typical documents | Sale agreement, registration-cause certificate, proof of address, corporate-status records and power of attorney | Corporate registration, articles, business plan, funding records, employment records, office evidence and license materials |
| Need to own property | Registration is made where ownership or another real estate right has been acquired | Ownership is not automatically required. A suitable leased business office may qualify |
| Effect | The acquired ownership or other right is recorded in the real estate register | The holder may conduct activities falling within Business Manager during the authorized period of stay |
| Main caution | Registration does not grant a business license or immigration status | Immigration approval does not itself complete a real estate transaction or grant an industry-specific license |
Main Business Manager criteria after the October 16, 2025 revision
A new Certificate of Eligibility or Change of Status application should be prepared under the revised criteria rather than the older explanation centered mainly on JPY 5 million.
Full-time employee: At least one employee falling within the relevant category under the revised criteria
Capital or contributions: For a corporation, generally at least JPY 30 million
Japanese-language capability: Approximately CEFR B2 or equivalent capability held by the applicant or an eligible full-time employee
Background: A relevant degree or at least the required period of business operation or management experience
Business plan: Review of specificity, reasonableness and feasibility by an eligible professional
Actual business: Consistent evidence of the office, licenses, funds, transactions, staffing and the applicant’s management role
Transitional treatment may apply to persons who already hold the Business Manager status. A new application and an extension by an existing holder should not automatically be assessed in exactly the same way.
For a fuller checklist, see: Business Manager Visa in Japan 2026 .
5. Business Manager office requirements
The business needs a location that can be used continuously
Listing an address as the company’s registered head office is not enough by itself. The company should be able to show lawful, continuing and actual use of the premises for business operation or management.
- The location is specifically identifiable
- The company has a contract or other right allowing continuing business use
- The size, equipment and working environment fit the business scale
- The business area can be distinguished from another company or residential space
- There is a suitable working environment for the required full-time staff
- Required industry licenses can be obtained at the premises
- The business can actually commence or continue at the location
Home used as both residence and business office
Under the current Immigration Services Agency guidance following the revised criteria, use of the applicant’s home as the business office is generally not accepted, because premises suitable for the revised scale of business are expected to be secured. [8]
An applicant should not rely solely on older articles or pre-revision examples suggesting that partitioning part of a residence will always be sufficient.
Rental offices and coworking spaces
A property is not automatically accepted or rejected simply because it is marketed as a rental office or coworking space.
- Is there a dedicated area or a substantially independent work space?
- Do the contract term, renewal conditions and hours of use support continuing business activity?
- Does the contract allow corporate registration and the proposed business?
- Is there sufficient space and equipment for the required staff?
- Can business records, customer data and personal information be stored securely?
- Can mail, telephone calls, visitors and company signage be handled?
- Can the applicant explain the separation from other users and the actual pattern of use?
Virtual offices
A service that provides only an address, mail forwarding or telephone forwarding, without an actual work space available for business activity, will generally make it difficult to prove the existence of a genuine business office.
The actual facilities, use rights, contract and operating reality should be reviewed rather than relying only on the service name.
Permitted use under the lease
Even where an address can be entered in a corporate registration, a lease stated to be “residential use only” may not provide lawful or continuing authority to use the premises as a business office.
- Use as an office, store, warehouse, factory or other business premises
- Use by the company or intended business operator
- The specific proposed business
- Whether corporate registration is permitted
- Whether signage, a mailbox, interior work and equipment installation are permitted
- Employee, visitor, product and vehicle access
- Whether the arrangement could constitute unauthorized subleasing or third-party use
Evidence of the actual business office
- Sale agreement or lease agreement
- Real estate registration certificate
- Floor plan and area-allocation plan
- Photographs of the exterior, entrance, interior, work areas and equipment
- Company or trade-name sign and mailbox
- Desks, chairs, computers, telephone and other business equipment
- Electricity, communications, insurance and related contracts
- Written consent for business use from the owner or property manager
- Condominium rules and detailed use rules
- Business license or pending license-application materials
A sign, telephone or desk alone does not establish a qualifying office. The contract, equipment, use and business plan should be consistent with one another.
Different businesses require different premises
Restaurant
Store, kitchen, seating, water supply, drainage, ventilation, fire-safety equipment and health-department facility standards.
Private lodging or hotel business
Accommodation premises, management system, fire safety, building use, local rules and condominium restrictions.
Used-car export or secondhand-dealer business
Office, secondhand-dealer license, vehicle-storage area, purchasing and export records, and vehicle access.
Warehouse, factory or vehicle workshop
Zoning, approved building use, noise, vibration, fire safety, waste, hazardous materials and vehicle movements.
6. When the planned business cannot use the property
The legal ability of a foreign buyer to acquire a property does not mean that a specific property can be used for the proposed business.
Condominium rules
Office use, store use, private lodging or visits by unspecified customers are prohibited.
Residential-only lease
The lease does not permit use by a company or for commercial activity.
Zoning restriction
The proposed store, factory, warehouse, hotel or workshop is not permitted in the area.
Building or fire-safety failure
Change-of-use, evacuation, fire compartment, smoke-control or emergency-lighting requirements cannot be met.
Restaurant license unavailable
Water, handwashing, sinks, kitchen separation or ventilation does not satisfy the facility standards.
Lodging requirements not met
Zoning, fire safety, condominium rules, local ordinances or the management system do not satisfy the applicable framework.
Not usable as a secondhand-dealer office
The operator cannot establish use rights, a manager or an actual place of business.
Not usable as a used-vehicle yard
Vehicle access, noise, oil, washing, maintenance, waste or neighbor concerns prevent the planned use.
Agricultural or forest procedures required
Agricultural conversion, Agricultural Land Act approval or forest notification prevents use on the planned schedule.
Buying a condominium unit does not automatically allow a restaurant or private-lodging business
Zoning, approved building use, condominium rules, fire-safety requirements, health-department standards, the Hotel Business Act, Private Lodging Business Act and local ordinances may need to be checked.
A used-car export company may need both an office and a vehicle yard
A used-car export or automobile-sales business may require a management office and a separate place for storing and moving vehicles. Acquiring an empty lot does not automatically make it lawful or suitable as a vehicle yard, washing area, workshop or maintenance location.
Discovering the problem after signing can cause substantial losses
- The deposit may not be refundable
- A cancellation charge or early-termination payment may arise
- Interior and equipment costs may be wasted
- The required business license may not be obtained
- The business-office requirement may not be proven to Immigration
- The opening and immigration schedule may be delayed
- Rent, loan payments or management fees may remain payable even after immigration refusal
Before signing a sale or lease agreement, review the proposed business, permitted property use, business licenses, immigration office requirements and the application schedule together.
Any cancellation clause addressing immigration refusal or failure to obtain a business license should be discussed with the real estate professional and, where legal contract advice is required, a lawyer.
7. Checklist before signing a property contract
| Matter to check | Where to check | Possible risk |
|---|---|---|
| Property location | Real estate company, registration records and local government | Overlooking an area restriction, use restriction or responsible authority |
| Purchase or lease | Real estate company and draft agreement | The funding, use rights, contract period or cancellation conditions do not fit the plan |
| Owner, tenant and actual user | Registration records, contracting parties and judicial scrivener | Unauthorized use, prohibited subleasing or insufficient company use rights |
| Proposed business | Gyoseishoshi administrative scrivener and licensing authority | Missing a required license or selecting an unsuitable property |
| Zoning | Municipal urban-planning department | The property cannot be used as the planned store, factory, warehouse or accommodation facility |
| Approved building use | Municipal building department, architect and approval records | Change-of-use procedures, major renovation or prohibition of use |
| Condominium rules | Management company, owners’ association and seller | Office, store or private-lodging use is prohibited |
| Permitted use under lease | Owner, property manager and real estate company | Termination, non-renewal or insufficient immigration evidence |
| Business licenses | Health department, police, local government and Gyoseishoshi | The business cannot open, operates without permission or creates an immigration problem |
| Fire and building standards | Fire department, building authority and architect | Expensive additional work, delayed opening or inability to use the property |
| Important Land Act designation | Cabinet Office Important Land map | Failure to notify, contract-schedule problems or a statutory penalty risk |
| Agricultural land, forest or water-source area | Agricultural committee, municipality and prefectural government | Missing approval or notification, or inability to use the land as planned |
| Source of purchase funds | Bank, tax accountant and Gyoseishoshi | Inability to explain the transaction, remittance, tax treatment or immigration funding |
| Overseas remittance records | Bank and remittance provider | Insufficient evidence of funding, capital payment or investment history |
| Shareholders and ultimate beneficial owners | Corporate records, bank and relevant professionals | Problems with transaction verification, bank review or administrative procedures |
| Independence of the office | Contract, floor plan, site inspection and immigration evidence | Inability to prove the Business Manager office requirement |
| Business equipment and space | Site inspection, equipment contractor and licensing authority | The proposed business cannot operate or requires expensive additional work |
| Handover date | Sale or lease agreement, seller and owner | The office is unavailable when the immigration application is filed |
| Immigration application date | Immigration Services Agency and Gyoseishoshi | The company, staffing, licensing and opening schedule do not align |
| Cancellation if immigration or licensing fails | Lawyer, real estate company and contracting parties | Purchase price, rent or penalties remain payable even though the business or immigration plan cannot proceed |
8. Frequently asked questions
Q1. Can a foreign national buy land in Japan?
For ordinary land and buildings, Japan does not currently have a nationwide prohibition based solely on foreign nationality or foreign incorporation.
The Important Land Act, Agricultural Land Act, Forest Act, Foreign Exchange Act, local ordinances and other rules may still need to be checked.
Q2. Is Japan planning to prohibit foreign land purchases?
The government is reviewing the rules, but a nationwide prohibition on all purchases by foreign nationals had not been finalized as of the official-source review date.
The final subjects, geographic scope, regulatory method and implementation date must be confirmed from future official decisions and legislation.
Q3. Has a nationwide permit system for foreign buyers already started?
No nationwide permit system applying to every ordinary real estate purchase by a foreign national had started as of the review date.
Agricultural-land approval and pre-contract notification for certain transactions in special monitored areas are different systems with different purposes and scopes.
Q4. Does the Important Land Act apply only to foreign nationals?
No. The law is based on the designated area, property, transaction and use. Japanese individuals and Japanese companies may also be subject to its provisions.
Q5. Can I obtain Business Manager by purchasing property?
Not on that basis alone. Purchasing property does not establish the management activity, business scale, staffing, Japanese-language capability, professional background, business plan, office, licenses or business continuity required for immigration examination.
Q6. Must I purchase real estate for Business Manager?
Real estate ownership is not automatically required. A properly leased office, store, warehouse or other premises may qualify if it is legally and continuously available and suitable for the actual business.
Q7. Can I apply using a leased office?
A leased office may be used, but the permitted use, company use rights, contract period, space, equipment, staff working environment and actual use should be documented.
Q8. Can I use my home as the company office?
Under the current post-reform Immigration Services Agency guidance, combining the applicant’s home and business office is generally not accepted.
Older online explanations based on pre-revision practice should not be used without checking the current criteria.
Q9. Can I use a coworking or rental office?
The marketing label does not determine the result. Dedicated space, continuing use rights, staff working conditions, record storage, company registration, permitted business use and actual use will need to be considered.
An address-only virtual-office service without an actual work space will generally make the office requirement difficult to prove.
Q10. Can I buy a condominium and open a restaurant or private lodging?
Buying the unit is not enough. Zoning, approved building use, condominium rules, fire safety, health-department requirements, the Hotel Business Act, the Private Lodging Business Act and local ordinances may apply.
Q11. Will stronger land regulation stop Business Manager applications?
Land-acquisition rules and the Business Manager status are separate legal systems. The fact that land rules are under review does not itself prevent a foreign entrepreneur from filing an immigration application.
However, lawful acquisition and use, suitability as a business office, funding and supporting records may affect the credibility of the business plan and immigration evidence.
Q12. Can I consult a Gyoseishoshi before signing the property contract?
The proposed business, required licenses, Business Manager office requirements, company-formation sequence and immigration schedule can be reviewed before signing.
Real estate registration is handled by a judicial scrivener, tax advice by a tax accountant, legal contract advice and disputes by a lawyer, and real estate brokerage by a licensed real estate broker.
9. How Tommy’s Legal Service can assist
Support for foreign entrepreneurs and overseas companies
- Initial consultation concerning entry into the Japanese market
- Preliminary Business Manager eligibility review
- Review under the criteria effective from October 16, 2025
- Review of the proposed office and property documents
- Review of compatibility between the planned business and the property
- Certificate of Eligibility application after company formation
- Application for Change of Status of Residence
- Preparation support for the business plan, statement of reasons and immigration explanation
- Coordination with an eligible professional for business-plan review
- Review of related licenses for secondhand dealing, restaurants, private lodging and other regulated businesses
- Organization of foreign-company, shareholder and ultimate-beneficial-owner records
- Organization of source-of-funds, remittance and capital-contribution evidence
- Coordination with judicial scriveners, tax accountants, real estate companies, lawyers and architects
Main professional responsibilities
Judicial scrivener
Real estate rights, transfer-of-ownership registration and corporate registration.
Tax accountant
Tax treatment of property acquisition, company operations, cross-border funding and international transactions.
Lawyer
Legal analysis of contracts, cancellation provisions, penalties and disputes.
Licensed real estate broker
Property introduction, legally required transaction explanation, and sale or lease brokerage.
Architect or building professional
Building use, change of use, building standards, equipment and renovation feasibility.
Gyoseishoshi administrative scrivener
Status of residence, business-plan explanation, statements of reasons and administrative business-license procedures.
Tommy’s Legal Service is based in Yokohama, Kanagawa and provides online support for clients throughout Japan. The professionals required for a particular matter are identified according to the property, business and legal procedures involved.
10. Summary
- Japan has not currently imposed a nationwide prohibition on all land purchases by foreign nationals.
- The government is reviewing rules concerning national security, ownership information, land use and groundwater.
- A permit system, covered persons, covered areas and implementation date had not been finalized as of the article review date.
- The Important Land Act applies to specified areas, transactions and uses; it is not a foreign-national-only law.
- Property ownership and the Business Manager status are separate legal systems.
- Buying property alone does not qualify a person for Business Manager.
- Buying property is not automatically required for Business Manager.
- Business use, licenses, office suitability and immigration timing should be checked before signing a property agreement.
Check the property and Business Manager requirements before signing
When a foreign entrepreneur purchases or leases an office, store, warehouse, factory or vehicle-storage site in Japan, the ability to acquire or lease the property and the ability to use it as a qualifying Business Manager office must be reviewed separately.
Before you sign, Tommy’s Legal Service can review the proposed business, permitted property use, contract conditions, related licenses and immigration requirements.
Service area: Yokohama and Kanagawa, with online support available throughout Japan.
Information and documents useful for the initial review
Nationality and current status of residence
Residence card or passport
Proposed business activities
Company information
Shareholder and officer structure
Property address
Purchase or lease
Floor plan
Real estate registration certificate
Draft sale or lease agreement
Condominium management rules
Zoning and approved building use
Required business licenses
Funding plan and remittance records
Business plan
Planned property handover and immigration application dates
Primary official sources
The following primary government sources were checked on July 22, 2026. Some source documents are available only in Japanese.
- Cabinet Secretariat: 外国人による土地取得等のルールの在り方検討会 — Study Group on Rules Concerning Land Acquisition by Foreign Nationals . Meetings held on March 4, April 9, April 30 and July 21, 2026. Checked July 22, 2026.
- Cabinet Office: 経済財政運営と改革の基本方針２０２６ — Basic Policy on Economic and Fiscal Management and Reform 2026 . Cabinet decision dated July 21, 2026. Checked July 22, 2026.
- Cabinet Secretariat: First Study Group Meeting, Material 3 . Published March 4, 2026. Checked July 22, 2026.
- Cabinet Office: Act on the Review and Regulation of the Use of Real Estate Surrounding Important Facilities and on Remote Territorial Islands , together with the notification guidance . Notification forms changed from April 1, 2026. Checked July 22, 2026.
- Cabinet Office: Status of recommendations and orders . Status as of March 31, 2026. Checked July 22, 2026.
- Ministry of Justice, Civil Affairs Bureau: Address evidence for registration where a foreign resident or foreign company becomes the registered owner . Published December 20, 2023; applicable to relevant applications from April 1, 2024. Checked July 22, 2026.
- Ministry of Justice, Civil Affairs Bureau: Ownership-registration applications filed from April 1, 2024 . First published March 1, 2024 and updated December 20, 2024. Checked July 22, 2026.
- Immigration Services Agency of Japan: Revision of the landing-permission criteria for the Business Manager status of residence . Revision effective October 16, 2025; FAQ updated June 26, 2026. Checked July 22, 2026.
- Ministry of Agriculture, Forestry and Fisheries: Report concerning agricultural land acquired by foreign corporations and related persons in 2024 . Published September 16, 2025. Checked July 22, 2026.
- Forestry Agency: Notification system for acquisition of forest land . Notification information updated from April 1, 2026. Checked July 22, 2026.
- Cabinet Secretariat, Water Cycle Policy Office: Survey of local ordinances regulating groundwater extraction and reported cases involving foreign persons . Published December 16, 2025. Checked July 22, 2026.
- Bank of Japan: Reporting system under the Foreign Exchange and Foreign Trade Act . April 2026 information. Checked July 22, 2026.
- Ministry of Land, Infrastructure, Transport and Tourism: Information on Japanese use zones . Checked July 22, 2026.
- Kanagawa Prefectural Police: Secondhand-dealer license application procedures . Updated July 10, 2026. Checked July 22, 2026.
