Does Buying Property in Japan Get You a Visa?
Written by：SUMIMOTO Inc.Editorial Policy
No. Buying or owning property in Japan does not by itself qualify you for a residence status. If you want to live in Japan long term and run a business related to the property yourself, you need to separately meet the criteria for the relevant status, such as the Business Manager visa.
Why buying property is not a visa
Residence status is decided by the activity you carry out in Japan. Buying and registering property is a legal act of acquiring an asset and is generally not treated as an activity covered by a residence status. That is why you can usually complete a purchase and registration even if you entered on a short-term (tourist) stay.
Being able to buy is different from being able to stay. You can keep living overseas, hold the property as an asset and leave operations to a management company. The Business Manager visa only becomes relevant if you plan to move to Japan and take part in a business as its manager.
What the Business Manager visa looks at
Requirements often cited in practice include a dedicated business office, a business plan showing the business is continuous and stable, and either a certain number of full-time employees or capital above a certain amount. Registering a room in your own home as the office in name only is likely to be judged as lacking real substance.
Simply holding property and collecting rent as an investment is treated differently from running it as an ongoing business. Criteria vary case by case, and the standards were raised significantly in October 2025, so confirm current requirements with a specialist.
Laws worth knowing
- Immigration Control and Refugee Recognition Act, Appended Table I, Category 2, 'Business Manager'
- Establishes Business Manager as a residence status available to foreign nationals engaged in managing or operating a business in Japan.
- Ordinance for Enforcement of the Immigration Control Act, Appended Table I-3
- Sets out the standards for the Business Manager status, generally understood to include having a business office in Japan and meeting a scale requirement — either employing at least two full-time staff or holding capital or investment above a certain threshold.
- Immigration Control and Refugee Recognition Act, Article 20
- Provides that renewal of a period of stay is granted when the Minister of Justice finds sufficient grounds that continued residence is appropriate, meaning renewal reviews also check for ongoing compliance with the underlying status requirements.
FAQ
- Q. Can I still buy property while on a short-term, tourist visa?
- A. Purchasing and registering property is generally possible, but your stay and activities remain limited by that status — if you need to be on the ground long-term, you'll need to look at a different residence status.
- Q. Can I get a Business Manager visa just from renting out an apartment?
- A. It can be considered if the operation shows real business substance, such as an office, appropriate scale, and ongoing operations, but if it looks like passive asset holding, approval isn't guaranteed.
This is general information. For your own situation, please consult a qualified specialist such as an administrative scrivener.
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Laws worth knowing
References & Sources
This article provides general information as of its publication date and is not individual legal, tax or investment advice. It was written with the help of generative AI.Editorial Policy
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