Living in Vietnam and Want to Buy Japanese Real Estate: Can You Buy Remotely, and Through Which Channels?
A guide to buying Japanese real estate remotely from Vietnam, covering legal requirements, notarizing documents, transferring funds, paying taxes, and avoiding fraud risks.
Aug 7, 2026·✍️ olablog·⏱ 12 min read
A guide to buying Japanese real estate remotely from Vietnam, covering legal requirements, notarizing documents, transferring funds, paying taxes, and avoiding fraud risks.
Many Vietnamese people — from engineers and families preparing to relocate to Japan to individual investors in Vietnam — share the same question: "If I’m sitting in Hanoi or Ho Chi Minh City without a long-term visa or Japanese residence card, can I legally own an apartment or plot of land in Tokyo or Osaka? How can I complete the transaction safely without traveling there in person?"
Join OlaChill as we explore the most detailed and practical answers in the article below. All information, figures, fees, and tax rates in this article are accurately updated as of August 2026.
Can non-residents buy Japanese real estate? Legal framework & ownership rights
The short answer is: ABSOLUTELY.
Japan is one of the few developed countries in Asia that does not restrict foreign ownership of real estate. Even if you live in Vietnam and do not have a 在留カード (zairyu card) or a Japanese visa, you can still purchase and own 100% of the property.
Land and home ownership (Freehold)
Unlike some countries that only offer long-term land leases, Japanese law allows foreigners to own land and buildings attached to the land under 所有権 (shoyuken - perpetual ownership). Whether you buy a condominium マンション (manshon) or a detached house 一戸建て (ikkodate), you also own the corresponding share of the land.
Foreign Exchange and Foreign Trade Act (FEFTA) reporting requirements
For non-residents 非居住者 (hikyoujuusha), purchasing Japanese real estate is classified as a cross-border capital transaction.
Latest updated regulations (as of August 2026): After completing the transfer registration at the Legal Affairs Bureau 法務局 (Homukyoku), you or your legal representative must submit Report Form 22 (様式22 - Form 22) to Japan’s Ministry of Finance through the Bank of Japan 日本銀行 (Nippon Ginko / Bank of Japan) within 20 days of the transaction date.
6-step process for buying a home in Japan remotely from Vietnam
To purchase a home in Japan without flying there, you will go through the following 6 steps:
- Search for & choose a property remotely: Work with a brokerage specializing in international clients. View the property through a 360-degree tour or a live video call.
- Submit a purchase application 買付証明書 (kaitsuke shousho): State your desired price, payment terms, and contract-signing timeline.
- Receive an explanation of important terms IT-Jusetsu (IT重要事項説明): A licensed broker (宅地建物取引士 - Takuchi tatemono torihikishi) will explain all legal details and risks associated with the property via video call (Teams/Zoom). This is mandatory under Japan’s Real Estate Business Act.
- Sign the purchase and sale agreement 売買契約書 (baibai keiyakusho) & pay the deposit: The contract can be sent by international courier (EMS/DHL) or signed electronically in accordance with the law. You transfer the deposit, usually 5% - 10% of the property’s value.
- Pay the balance & register the title transfer: Transfer the full remaining amount plus associated costs to the escrow account of the judicial scrivener 司法書士 (shiho shoshi) or the brokerage.
- Receive proof of ownership & submit the FEFTA report: The Shiho shoshi completes the registration at the Homukyoku, obtains the ownership registration identification information 登記識別情報 (touki shikibetsu jouhou), and submits Form 22 to the Bank of Japan.
Documents & notarization procedures from Vietnam
Because non-residents do not have a Japanese residence certificate 住民票 (juminhyo) or seal registration certificate 印鑑証明書 (inkan shomeisho), Japanese authorities require substitute documents issued in Vietnam.
Affidavit confirming identity/address 宣誓供述書 (sensei kyojutsu-sho)
This affidavit clearly states your full name, date of birth, permanent address in Vietnam, and passport number.
How to complete it in Vietnam:
- Prepare the affidavit in Vietnamese and Japanese (or English).
- Take your passport and the affidavit to a notary office in Vietnam or the Embassy/Consulate of Japan in Hanoi/Ho Chi Minh City to have your signature notarized.
- Then complete consular legalization procedures at Vietnam’s Ministry of Foreign Affairs (if the document was notarized at a private notary office).
Power of attorney 委任状 (ininjo)
Since you will not be physically present in Japan to submit the documents to the Homukyoku, you must sign a power of attorney 委任状 (ininjo) authorizing a judicial scrivener 司法書士 (shiho shoshi) to represent you in the title-transfer procedures. This document must also have its signature certified together with the Affidavit.
Transferring money to Japan, exchange rates, and bank loans: What is it really like?
The reality of bank loans (Mortgage)
Practical warning: If you do not have a long-term visa in Japan (such as a Permanent Resident visa 永住権 eijuken, Engineer visa, or Business Manager visa) and do not earn income in Japan on which you pay taxes in full, 99% of Japanese banks (MUFG, SMBC, Mizuho...) WILL NOT provide a home loan to someone living in Vietnam. You should be prepared to pay 100% in cash (Cash buyer).
Legally transferring money from Vietnam to Japan
To transfer a large amount of money (for example, 15 - 30 million Yen, equivalent to approximately 2.5 - 5 billion VND) from a Vietnamese bank to Japan, you must comply with Vietnam’s foreign exchange regulations:
- Documents to present to a Vietnamese commercial bank:
- A valid passport.
- The signed real estate purchase and sale agreement 売買契約書 (baibai keiyakusho).
- A payment notice (Invoice) from the Japanese brokerage/judicial scrivener.
- Documents proving the legal source of the funds in Vietnam (savings book, contract for the sale of a home in Vietnam, income statements, tax payment notices, etc.).
- Exchange rate: As of August 2026, the Japanese Yen is trading at around 1 JPY ~ 165 VND (depending on the bank’s selling rate at the time). Transfers through the bank’s SWIFT system take 1 - 3 business days.
Receiving rental income & paying taxes remotely: Who can help?
If you are buying real estate to rent out and generate cash flow, managing it remotely requires setting up a local support structure.
Opening an account for rental income & real estate management company 不動産管理会社 (fudosan kanri kaisha)
Non-residents cannot open a personal bank account in Japan. The standard solution is to sign a contract with a real estate management company (fudosan kanri kaisha).
- The company collects rent from tenants, deducts the management fee (usually 5% - 8% of the monthly rent) and any repair costs incurred.
- The remaining net amount is transferred internationally to your Vietnamese bank account on a regular basis (monthly or every 3-6 months).
Tax representative 納税管理者 (nozei kanrisha)
Under Japanese tax law, a non-resident who owns income-generating property in Japan must appoint a tax representative 納税管理者 (nozei kanrisha). This can be a tax accountant 税理士 (zeirishi) or a qualified real estate management company. This person will represent you in paying fixed asset tax 固定資産税 (kotei shisan zei) and filing annual income tax 所得税 (shotoku zei) returns.
Withholding tax 源泉徴収 (gensen choushuu)
- When renting to an individual for residential use: The tenant pays 100% of the rent to you/the management company. No withholding tax applies.
- When renting to a business/company: A corporate tenant is legally required to withhold 20.42% withholding tax (gensen choushuu) and pay it directly to Japan’s National Tax Agency 国税庁. At year-end, your Zeirishi will complete the tax settlement procedure (確定申告 kakutei shinkoku) to request a refund of any overpaid tax after deducting depreciation, management fees, and property taxes.
Summary of costs & tax rates when buying Japanese real estate (As of August 2026)
To avoid financial surprises, you should set aside an additional approximately 6% - 8% of the property’s value for taxes and related transaction costs.
| Cost / Tax item | Japanese name (Romaji) | Fee / Tax rate (As of 08/2026) | Notes |
|---|---|---|---|
| Brokerage fee | 仲介手数料 (Chukai tesuryou) | 3% + 60,000 JPY + 10% consumption tax | Applies to properties valued at > 4 million Yen |
| Title registration tax | 登録免許税 (Toroku menkyo zei) | 1.5% - 2.0% of the appraised property value | Paid to the government when registering the title |
| Real estate acquisition tax | 不動産取得税 (Fudosan shotoku zei) | 3.0% (Residential property/Land) - 4.0% (Commercial) | Paid 3-6 months after taking possession |
| Judicial scrivener fee | 司法書士報酬 (Shiho shoshi hoshu) | 100,000 – 200,000 JPY (~16.5 - 33 million VND) | Legal service fee for completing the procedures |
| Stamp duty | 印紙税 (Inshi zei) | 1,000 – 20,000 JPY (depending on the property value) | Stamps affixed to the purchase and sale agreement |
| Annual fixed asset tax | 固定資産税 (Kotei shisan zei) | 1.4% of the assessed value (Chikei) | Paid periodically each year |
| City planning tax | 都市計画税 (Toshi keikaku zei) | Up to 0.3% of the assessed value | Paid together with annual fixed asset tax |
4 risks and fraud traps commonly encountered by Vietnamese people buying Japanese real estate remotely
Buying a home remotely always involves risks if you lack experience or place your trust in the wrong unlicensed “brokers”:
1. The Akiya (空き家) trap: “a few hundred million VND” homes
Many advertisements offer Akiya homes in rural Japan for just 1 - 2 million Yen (~160 - 330 million VND). However, these properties are often in areas experiencing severe population decline. Demolition or renovation costs can reach 5 - 10 million Yen, and the properties are usually nearly impossible to rent out or resell.
2. False returns: Distinguishing gross yield from net yield
Unreliable brokers often promise “10 - 12% annual returns.” This is only the gross yield 表面利回り (hyomen rimawari) = (annual rent / purchase price) x 100%.
In reality, you must calculate the net yield 実質利回り (jisshitsu rimawari) after deducting:
- Monthly management fees 管理費 (kanrihi).
- Regular repair reserve contributions 修繕積立金 (shuzen tsumitatekin).
- Annual fixed asset tax, tax representative fees, and real estate management fees. Actual net yields in Tokyo generally range from 3.5% - 5.5% per year.
3. Brokers without a license (宅建 - Takken)
Only work with real estate companies holding a valid business license (宅地建物取引業者) issued by Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) or by a prefectural governor. Stay away from individuals who ask you to transfer the deposit to a personal account instead of a company or escrow account.
4. Skipping earthquake-resistance inspections 耐震基準 (Taishin kijun)
Japan introduced strict earthquake-resistance standards in June 1981 (Shin-Taishin). Homes built before this date (Kyū-Taishin) often have very high disaster insurance premiums, are difficult to rent out, and carry significant structural risks in the event of an earthquake.
Frequently asked questions
Q. Does buying a home in Japan help Vietnamese citizens obtain a Permanent Resident visa or an Investor visa?
Answer: NO. Purchasing real estate in Japan is completely separate from residency policies. Owning a home or land does not automatically grant you a Permanent Resident visa or a long-term tourist visa. However, if you establish a real estate business in Japan with minimum capital of 5 million Yen and a viable business plan, you may apply for a Business Manager visa 経営・管理 (Keiei Kanri).
Q. Can I pay for the home with cryptocurrency (Crypto) or use a third-party transfer?
Answer: Absolutely NOT recommended. Japanese law strictly regulates the source of funds under anti-money-laundering (AML) rules. The judicial scrivener (Shiho shoshi) and Japanese banks will require clear proof of the funds’ origin through legitimate bank statements. Secret third-party transfers can result in the property being frozen, the contract being canceled, and you being placed on a blacklist.
Q. If I cannot travel to Japan to sign, how can I stamp the contract?
Answer: Non-residents in Japan do not have a registered seal 印鑑 (inkan). You will sign by hand. The contract must be accompanied by a Signature Affidavit (Signature Affidavit) 宣誓供述書 notarized by a competent authority in Vietnam to confirm that the signature is yours.
Q. Does Japanese real estate lose value over time?
Answer: In Japan, the value of the building itself depreciates over time. However, land value (地価 - Chika) in major city centers such as Tokyo, Osaka, and Fukuoka has tended to rise steadily thanks to strong infrastructure and rental demand. Therefore, the most effective strategy for buying Japanese real estate remotely is to focus on location (under 10 minutes’ walk from a train station) and condominium manshon properties with well-funded repair reserves.
Conclusion & Further reading
Buying Japanese real estate remotely while living in Vietnam is entirely feasible and legally safe if you follow the correct procedures: prepare a properly notarized 宣誓供述書 Affidavit, transfer funds through official banking channels, choose a broker with a 宅建 (Takken) license, and clearly appoint a tax representative 納税管理者.
Whether your goal is to build assets, prepare for your children to study in Japan, or generate passive income, always carefully calculate based on net yield 実質利回り rather than unrealistic guaranteed figures.
To learn more about everyday life, legal procedures, and finances in Japan, check out the practical articles on OlaChill Blog or visit the OlaChill homepage for the latest information for the Vietnamese community. If you are planning a trip to Japan to survey the market while sightseeing, don’t miss these convenient day tours from Tokyo!
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