True Cost Calculator
Based on assessed value (koteishisanzei hyōkagaku) — the number the tax office actually uses — not the asking price. Includes the special reductions and exemption floors that generic percent-of-price estimates skip.
Find assessed values on the seller's fixed-asset tax statement (kazei meisaisho) or an evaluation certificate (hyōka shōmeisho) from the city. Assessed value is usually far below asking price — using price inflates every tax estimate.
One-time costs at purchase
| Purchase price | ¥3,000,000 |
| Agent commission — low-cost akiya cap (仲介手数料・特例上限) | ¥330,000 |
| Stamp duty on the contract (印紙税) | ¥1,000 |
| Registration & license tax (登録免許税) | ¥30,500 |
| Judicial scrivener fee (司法書士報酬) | ¥60,000 – ¥150,000 |
| Real-estate acquisition tax — arrives months later (不動産取得税) | ¥34,500 |
| Renovation incl. 20–30% overrun buffer (リノベ+超過バッファ) | ¥2,400,000 – ¥2,600,000 |
| Total at purchase | ¥5,856,000 – ¥6,146,000 |
For properties at ¥8,000,000 or less, agents may charge up to ¥330,000 including tax (the low-cost akiya special cap, with your prior agreement) even where the standard formula would be lower.
Every year you own it
| Fixed-asset tax (固定資産税) | ¥9,100 |
| Total per year | ¥9,100 |
Land under ¥300,000 assessed and buildings under ¥200,000 assessed fall below the municipal exemption floors (免税点) — many rural akiya owe little or nothing here.
Non-negotiable paperwork (easy to miss from abroad)
Appoint a tax agent (納税管理人)
Non-residents must appoint a tax agent (納税管理人 nōzei kanrinin) to receive and pay property-tax bills. DIY appointment is a one-page municipal form; paid services also exist.
FEFTA post-acquisition report (外為法の事後報告)
Since April 2026, every acquisition of property OWNERSHIP by a non-resident must be reported under the Foreign Exchange and Foreign Trade Act (外為法), regardless of purpose — the pre-2026 exemption for own-residence purchases is abolished (only certain non-ownership rights such as residential leases remain exempt). File via the Bank of Japan within 20 days of acquisition (Japanese-language Form 22; a resident agent such as your judicial scrivener may submit it for you). Non-filing carries criminal penalties.
Keep it managed — or lose the 1/6 land-tax reduction
If the house is left unmanaged and receives a formal advisory (勧告 kankoku) as a mismanaged / specified vacant house (管理不全空家・特定空家), the residential-land tax reduction (down to 1/6) is revoked from that point — the land tax can jump up to six-fold.
General estimate for education only — not tax advice, and not a substitute for a licensed tax accountant (zeirishi) or the municipal tax office. Rates include time-limited reductions that change by fiscal year, and municipalities can differ. Confirm the actual assessed values on the fixed-asset tax statement before relying on any number. Tax rates and thresholds were verified against official sources (National Tax Agency, Tokyo Metropolitan Tax Bureau, Ministry of Finance) in July 2026 under FY2026 law, including the exemption floors raised in April 2026. Time-limited reductions are re-verified each fiscal year. The renovation overrun buffer is an industry rule of thumb, not an official statistic.
What comes next (disclosure first)
The tools above are free and always will be — diagnostic and calculator tools in this space stay free everywhere in the world, and charging for them would bias what they tell you. Below is how this site plans to sustain itself. Nothing here is an active paid link today.
- Money transfer
Wise (international transfer)
Sending the purchase money from abroad? Compare the full cost (rate margin + fee) of your bank against a specialist transfer service before wiring.
Disclosure: Referral link planned but NOT yet active. If it becomes active, this page will say so and we may earn a referral fee at no cost to you.
- Tax agent
Tax agent (nōzei kanrinin) services
Non-residents must appoint a tax agent for property tax. You can appoint a friend in Japan for free with a one-page form — or use a paid service. We explain both, neutrally.
Disclosure: No paid relationship with any provider today. If a referral agreement is ever made, it will be disclosed here.
- Self-service guide
Due Diligence Playbook (planned)
A step-by-step self-service playbook for the full pre-purchase check, with the exact Japanese phrases to use at the city office.
Disclosure: Our own future paid guide. Not for sale yet — this is a preview placeholder.