Japan Now Records Buyers' Nationality at Registration: What Changes From 5 October 2026
A new line on the registration application, not a new barrier. Here is who it applies to, what your scrivener will ask for, and how it differs from the FEFTA report non-residents already file.
The short answer
From 5 October 2026, anyone who becomes the new owner of land or a building in Japan has to state their nationality when the ownership transfer is registered. The rule applies to every new owner, Japanese buyers included. It is not a ban, a quota or an approval step: foreigners can still buy freehold property exactly as before. The nationality is held by the Legal Affairs Bureau as internal information and, according to the Ministry of Justice, is not printed on the public register that anyone can look up.
What changed on 5 October 2026
The Ministry of Justice amended the Real Property Registration Rules so that the application for a transfer of ownership, and similar registrations that create a new owner, now carries one extra item: the nationality of that new owner.
The policy was announced at the Justice Minister's press conference on 16 December 2025, which explained the aim as understanding the real picture of foreign ownership of real estate. The amending ordinance was then issued, and the Civil Affairs Bureau circular on how registries should handle it gives the start date as 5 October 2026.
For a buyer, the practical effect is small. Your judicial scrivener (shiho shoshi), who files the registration for you after settlement, will ask for your nationality alongside the documents they already collect: proof of address, identity, and the seller's registration papers.
Who it applies to
- Every new owner, of any nationality. A Japanese citizen buying a flat in Osaka states "Japan". A Canadian buying an akiya in Nagano states "Canada".
- Purchases, and other registrations that put a new owner on the record. The circular frames it around applications for ownership transfer, which also covers inheritance and gifts.
- Registrations filed from 5 October 2026. A purchase that settled and was registered before that date is not reopened.
The Ministry also noted a second purpose beyond counting foreign owners: knowing an owner's nationality helps when that owner later dies and the property has to pass through inheritance registration, which became compulsory in April 2024.
What it does not change
No restriction on buying
There is still no nationality, residency or visa requirement to own land or buildings in Japan outright.
No approval step
Nobody reviews your nationality before the sale. It is information on the application, not a permission.
Not on the public register
The Ministry says the nationality is kept as internal registry information, not shown on the certificate of registered matters.
It also does not replace the separate reporting rule under the Foreign Exchange and Foreign Trade Act. Since 1 April 2026, a non-resident who acquires Japanese real estate, including a home to live in, has to file a post-acquisition report through the Bank of Japan within 20 days. That is a Ministry of Finance rule with its own form and deadline. Our guide to FEFTA reporting for non-resident buyers covers it in detail.
What to prepare as a foreign buyer
- 1
Tell your scrivener your nationality early.Mention it when you first send identity documents, so the application is not held up on settlement day.
- 2
Expect to show proof.Your passport or residence card is the natural evidence. Ask the scrivener exactly what they need, since practice can vary by registry office.
- 3
Dual nationals: ask before filing.If you hold more than one nationality, ask the scrivener how the registry wants that recorded rather than guessing.
- 4
Keep the FEFTA deadline separate.If you live outside Japan, the 20-day Bank of Japan report is a second task. Agree who files it before you sign.
The scrivener's fee may rise slightly for the extra handling, but in most cases it is part of the normal registration work. The registration license tax itself is unchanged; see our registration license tax guide for the rates.
Why it matters if you are buying now
Three things are worth knowing in the current climate.
First, the rule signals scrutiny, not prohibition. Japan has been tightening how it tracks foreign property ownership, alongside the 2026 FEFTA change and the long-running rules on land near defence and border sites. None of these stops an ordinary purchase of a house or flat.
Second, honest information protects you. Registration is the legal basis of your ownership. An application with wrong particulars is a problem for you, not for the registry.
Third, agents are adjusting too. Japanese brokers and scriveners have been preparing for this change, so a well-run agent will already have it in their checklist. If yours seems unaware, that is a useful signal about how current their foreign-buyer practice is.
Buying from overseas?
Engawa's guided buying service connects you to a licensed local agent and a scrivener who handle registration, FEFTA reporting and settlement in English.
Sources and review notes
The start date of 5 October 2026 comes from the Civil Affairs Bureau circular implementing the amended rules. Treatment of corporations, trusts and unusual nationality situations was outside the scope of this guide. This is general information, not legal advice for a specific registration.
- Ministry of Justice: Minister's press conference, 16 December 2025
- Legal Affairs Bureau: registration guidance
- Ministry of Finance: FEFTA real-estate reporting change from 1 April 2026
Editorial ownerEngawa Editorial Team
MethodReview of Ministry of Justice announcements and the Civil Affairs Bureau circular
Checked on18 October 2026
This article is general information, not personalized legal, tax, structural, financing, visa, or investment advice. Property and service availability can change.
Frequently asked questions
Do foreigners have to state their nationality when buying property in Japan?
Yes, from 5 October 2026 the application to register a transfer of ownership includes the new owner's nationality. The same applies to Japanese buyers, who state Japan. It is an item of information on the application, not an approval or a restriction, and the judicial scrivener filing the registration collects it.
Is the buyer's nationality shown on the Japanese property register?
According to the Ministry of Justice, the nationality is kept by the Legal Affairs Bureau as internal registration information and is not shown on the certificate of registered matters that members of the public can obtain. The public register still shows the owner's name and address as before.
Does the October 2026 nationality rule stop foreigners buying Japanese property?
No. Japan still has no nationality, residency or visa requirement for buying land or buildings outright. The nationality rule only adds information to the registration application. Separate rules on land near defence and border sites, and the FEFTA reporting duty for non-residents, are unchanged by it.
Is the nationality rule the same as the FEFTA report?
No. The nationality item is a Ministry of Justice registration rule that applies to every new owner from 5 October 2026. The FEFTA report is a Ministry of Finance rule: since 1 April 2026 a non-resident who acquires Japanese real estate, including a home, must report it through the Bank of Japan within 20 days.
What documents prove nationality for a Japanese property registration?
A passport or residence card is the natural evidence of nationality for an individual buyer. The exact proof a judicial scrivener asks for can vary by registry office and by case, so ask your scrivener early and send the document with the identity and address papers they already need for the transfer.
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