The questions clients ask first.

Yes. Japan does not restrict real estate ownership by nationality, residency status, or visa type. Foreign buyers can purchase land and buildings in Japan with full ownership rights, including the right to sell, lease, inherit, or pass the property on.

You can also buy as a non-resident. In many cases the process can be handled remotely through a power of attorney, with a licensed local agency and a judicial scrivener coordinating the required steps in Japan.

There are, however, administrative points to confirm before closing. Non-resident buyers may need to file a post-acquisition report under Japan’s Foreign Exchange and Foreign Trade Act, depending on their status and the purpose of the acquisition. From April 2026, reporting and nationality-disclosure procedures are becoming more visible, so Livmo confirms the exact requirement with the judicial scrivener before completion.

Buying property in Japan does not give you a visa or residency status. Japan does not currently offer a real-estate investment or golden-visa route, so immigration planning should be reviewed separately from the purchase.

Sometimes. Mortgage access depends much more on residency status, income, documentation, language, and the lender’s policy than on nationality itself.

Permanent residents are usually treated more like Japanese borrowers and can access a wider range of lenders. Foreign residents without permanent residency may still be considered by some banks, but the requirements are stricter: stable Japan-based income, a valid long-term visa, Japanese documentation, and a larger down payment are often required.

Non-residents living overseas have far fewer Japanese financing options. Many buy in cash, use overseas financing, or review investment-loan structures only after the property and income profile are clear.

Because financing is often the biggest practical hurdle, GAISAPP / Livmo clarifies early whether you are likely to be a cash buyer, a Japan-resident borrower, or a non-resident investor needing alternative financing.

As a rule of thumb, buyers should budget around 5–7% of the property price for one-time purchase costs, depending on the property, financing, and registration details.

The main costs usually include the brokerage fee, stamp duty, registration and license tax, judicial scrivener fees, settlement of fixed asset and city planning taxes, and real estate acquisition tax after purchase.

For properties above ¥4 million, the brokerage fee is generally capped at 3% of the sale price plus ¥60,000, plus consumption tax. If you use a mortgage, you should also budget for bank fees, guarantee fees where applicable, fire insurance, and mortgage registration costs.

Annual ownership costs include fixed asset tax and city planning tax, calculated on the assessed value rather than the market price. The assessed value is often lower than the purchase price, so the effective burden on the actual purchase price is usually lower than the headline rate suggests.

Before you commit to a property, Livmo prepares a property-specific cost estimate so you can understand the realistic total budget, not only the listing price.

Yes. International clients can rent luxury homes in Tokyo, but the challenge is usually process rather than eligibility.

Most leases require a guarantor or a guarantor company. Initial move-in costs can also be several months of rent once deposit, key money, agency fee, guarantor fee, insurance, and advance rent are included.

Some landlords are cautious when the tenant is overseas, does not speak Japanese, or has not yet established local documentation. This is where local representation matters.

GAISAPP / Livmo helps present your profile properly, communicate with the landlord in Japanese, arrange guarantor-company options where needed, and move quickly when a suitable property appears. This is especially useful for executives, founders, families, and corporate relocation clients.

GAISAPP is the international client-facing brand. Licensed real estate work is handled through Livmo, the legal real estate agency entity.

The process starts with a private brief: your purpose, budget, preferred areas, lifestyle needs, timing, financing situation, and whether you are buying, investing, renting, or selling.

From there, we curate suitable options instead of sending a random list. For public listings, we provide the available details clearly. For private or restricted listings, we show only what can be shared safely and provide further details after registration or direct consultation.

When you decide to move forward, Livmo handles the real estate process: viewings, negotiation, document coordination, Japanese communication, and coordination with the relevant professionals such as judicial scriveners, lenders, tax advisers, or property managers where needed.

The goal is simple: help international clients understand the Japanese market clearly, avoid avoidable mistakes, and move discreetly from interest to execution.

Yes, but we are careful and honest about what that means.

Most quality listings in Japan are distributed through professional databases used by registered agencies. We do not pretend that every good property is hidden or exclusive.

That said, some opportunities cannot be published openly. In Japan, certain listings may have advertising restrictions, require confirmation before reposting, or be shared only through agent-to-agent channels. On the investment side, there may also be genuinely private or off-market opportunities.

When a listing is private, GAISAPP only shows limited information publicly, such as area, price range, size range, property type, and general style. Full details are shared only when appropriate, after registration or direct consultation.

Our advantage is not simply “secret inventory.” It is curation, discretion, multilingual explanation, and the ability to help international clients navigate the market through a licensed Japanese real estate structure.