If you live outside Japan and own — or have inherited — a house or land in Japan, you can sell it without moving back. This page explains the main steps and rules, and how we can help in English.
Can I sell my property in Japan without coming to Japan?
In most cases, yes. We inspect the property, arrange valuation and marketing, and coordinate with a judicial scrivener (shiho-shoshi) for the registration. Documents are signed and sent by post, and meetings can be held online. Some steps may require you to visit a Japanese embassy or consulate in your country.
Documents usually needed from overseas residents
- Signature certificate (sain shomei) — used instead of a Japanese registered seal certificate. Issued by a Japanese embassy or consulate (for Japanese nationals) or a notary in your country.
- Certificate of residence (zairyu shomei) — used instead of a Japanese residence record, issued by a Japanese embassy or consulate.
- Identification (passport) and, for inherited property, documents proving the inheritance.
The exact documents depend on your nationality, country of residence and the property, so we will confirm them with you and the judicial scrivener at the start.
Inherited property: deadlines to know
- Inheritance registration is now mandatory. Since April 1, 2024, heirs must register an inherited property within 3 years of learning that they acquired it. Failure without a valid reason can lead to a non-criminal fine of up to 100,000 yen.
- Inheritances that happened before April 2024 are also covered. The deadline is March 31, 2027 (or 3 years from when you learned of the acquisition, if later).
- Renouncing an inheritance must be done within 3 months; an inheritance tax return, if required, is due within 10 months.
Taxes when a non-resident sells
- When the seller is a non-resident of Japan, the buyer is generally required to withhold 10.21% of the sale price and pay it to the tax office. This does not apply when an individual buys the property as a home for themselves or their family and the price is 100 million yen or less.
- The seller then files a Japanese tax return to settle the actual tax on the gain. A tax agent (nozei kanrinin) in Japan is usually appointed for this.
- A special deduction of up to 30 million yen may apply when selling an inherited vacant house, if conditions are met (for example, built before June 1981 and sold by the end of 2027).
Tax rules depend on your situation. Please confirm the final details with a tax accountant (zeirishi). We can introduce the right professionals and plan the sale schedule around these deadlines.
What we do for you
- Visit and inspect the property, take photos and check its condition
- Free valuation and advice: sell through brokerage, sell to us directly, or rent
- Coordinate with judicial scriveners and tax accountants
- Handle viewings, negotiations and contracts locally
- Explain every step in English
We usually work under a non-exclusive (general) brokerage agreement, so you are free to ask other agents at the same time.
Contact us (English welcome)
- Contact form (English): Send us a message
- Email: hp@asone.style
- Phone: +81-50-7108-2940 (10:00–19:00 Japan time, irregular holidays)
- Online meetings (Zoom, Google Meet, etc.) are available on request.
Please tell us the property location (city or town is fine), what you would like to do (sell, buy, manage, or just ask a question), and where you live. We will reply in English.
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