How Property Registration (Tōki) Works in Japan for Foreign Buyers: Step by Step

Tōki is the official registration of property ownership in Japan, recorded at the Legal Affairs Bureau, and it is the step that legally transfers the title from seller to buyer. Foreign buyers can register property in Japan with no nationality or residency restriction on ownership itself, but from 1 April 2026 there are new declaration rules that every buyer must follow. The registration is almost always handled by a licensed judicial scrivener, and several taxes fall due at this stage.

What is tōki and why does it matter?

Tōki is the entry of a property and its owner into the official real estate register kept by the Legal Affairs Bureau, known as the Houmukyoku. It is the legal record that establishes who owns the property and what mortgages or rights are attached to it. Until the ownership transfer registration is completed, your purchase is not protected against third parties, so registration is not optional paperwork but the moment ownership becomes secure.

Can foreigners register property in Japan?

Foreigners can buy and register property in Japan freely, with no requirement to hold residency, a visa, or Japanese nationality to own real estate. Japan places no general restriction on foreign ownership of land or buildings. What changed for 2026 is reporting, not the right to own, so the purchase and registration process is open to non-residents.

Who handles the registration in Japan?

A judicial scrivener, called a shihō-shoshi, prepares and files the ownership registration with the Legal Affairs Bureau. This specialist verifies the documents, confirms the parties, and lodges the transfer so that the register is updated correctly. Foreign buyers almost always use a judicial scrivener because the filing is technical and errors in the register are costly to fix later.

What taxes apply at registration in Japan?

The main tax due at registration is the registration and license tax, called tōroku menkyozei, which is charged on the assessed value of the property. For land transfers a reduced rate of 1.5 percent applies under measures extended through 31 March 2029, while building transfers are generally taxed at 2.0 percent. Separately, a real estate acquisition tax of around 3 percent on residential land and homes is assessed by the prefecture and billed a few months after purchase, alongside stamp duty on the contract.

What new rules apply from April 2026?

From 1 April 2026, all buyers, including Japanese nationals, must declare their nationality at the time of the ownership transfer registration and submit a passport or proof of nationality. In addition, non-resident buyers acquiring real estate must file a report with the Bank of Japan within 20 days of the acquisition under the Foreign Exchange and Foreign Trade Act. The filing covers the property type, location, area, acquisition date, and price.

What are the total closing costs in Japan?

Total closing costs when buying residential property in Japan typically run from about 6 to 10 percent of the purchase price when buying through a broker, or roughly 4 to 8 percent when buying directly from a developer. This range includes the registration and license tax, the real estate acquisition tax, stamp duty, judicial scrivener fees, and any brokerage commission. Budgeting toward the upper end is sensible because the acquisition tax arrives after closing.

Step by step: registering your property in Japan

First, agree the purchase and sign the sales contract, paying stamp duty on the document. Second, engage a judicial scrivener to prepare the ownership transfer registration. Third, at closing, pay the balance, the registration and license tax, and the scrivener fee, and declare your nationality with supporting identity documents. Fourth, the scrivener files the tōki at the Legal Affairs Bureau and the register is updated to show you as owner. Fifth, if you are a non-resident, file the Bank of Japan report within 20 days, and later pay the real estate acquisition tax when the prefecture bills you. Verification platforms like Bektu can help overseas buyers confirm the parties and paperwork behind a purchase before committing.