Is Japan banning foreigners from buying property?

The short answer

Headlines about a "foreigner ban" usually mix up three different things: rules already in force (paperwork), proposals (not law) and press reports about party drafts. Our rules tracker labels each item by status and links the official document.

What actually changed in 2026

• Nationality on the land register (from 5 October 2026). Any individual who becomes a registered owner, Japanese included, declares a nationality with proof such as a passport copy. It is not shown on the public register and there is no penalty for omitting it. Existing owners do nothing. Details.
• Ministry of Finance report for non-residents (from 1 April 2026). A non-resident who acquires Japanese real estate reports within 20 days of acquisition, now including a home for their own use. Not filing can be punished by up to 6 months' imprisonment or a fine of up to ¥500,000. It does not stop the purchase. Details.
• Nationality on other notices. Large-plot notices, forest-owner notices and filings in special monitored zones now ask for nationality (for companies, the people behind them). Details.
• Unchanged: the Important Land Act of 2022 lets the government survey ownership and use in monitored zones around defence sites and border islands, and requires prior notice for contracts of 200 ㎡ or more in special zones. The Cabinet Office says it had issued no recommendations or orders under the Act as of 30 June 2026. Find the zones in our municipality list.

None of these refuses anyone a purchase. They change what your broker and judicial scrivener file for you.

The proposal of 2 October 2026

A Cabinet Secretariat study group on land acquisition rules met for the fifth time on 2 October 2026 and adopted a proposal. Its summary says:

• Where: roughly 1,000 m around facilities vulnerable to drone attack, and unmanned border islands. Not Japan as a whole.
• Who: everyone. The summary says the rule focuses on security risk and covers Japanese individuals and companies, not only foreigners.
• What: transfers of ownership would need prior permission. Leases would need a notice after the fact.
• Refused: foreign governments and people or companies under their strong influence, unless it is clear there is no security risk.
• How: by amending the Important Land Act. The group asks the government to legislate; no bill date is set.

For most homes in Tokyo, Osaka, Kyoto or the ski resorts this proposal would change nothing unless the property sits inside one of the designated zones. Your broker must tell you if a property is in a zone under the current Act.

Will Japan restrict condo purchases by foreigners?

Nothing concrete. The government's line in January and July 2026 was to keep surveying condo deals, wait for nationality data from the register, watch the industry's own measures and then consider "appropriate measures", with no timetable or draft. The 2 October proposal says that, for rising condo prices, it will watch the industry associations' efforts and work on curbing speculative deals.

Separately, some developers of new Tokyo condos have adopted their own rules, such as limits on the number of units per buyer and resale restrictions. These are contract terms, not law. See developers' anti-flipping rules, and for prices, Tokyo prices by ward and the Tokyo price history.

How much do foreigners own?

The government published its first overall figures on 15 September 2026, based on the land register (by address and name):

• Land: owners living abroad hold 0.06% of the 230 million registered parcels (127,000). Owners presumed to be foreign hold 0.12%–0.46%.
• Buildings: owners living abroad hold 0.2% of 53 million (108,000). Presumed foreign: 0.35%–1.07%.
• Central Tokyo (6 wards), condos traded in 2025: buyers living abroad took 5.9% of new and 5.6% of resale units; buyers presumed foreign, 11.9%.

"Living abroad" includes Japanese citizens who live overseas. More context: ownership figures in the tracker.

What to do if you are buying now

• Keep a valid passport ready: from 5 October 2026 an expired passport does not count as proof of nationality at registration.
• If you live abroad, ask your broker or scrivener to file the Ministry of Finance report within 20 days and to register a domestic contact.
• Ask whether the property is in an Important Land Act zone, and check our zone list by municipality.
• For the whole process, costs and taxes, read the buyer's guide and the cost of buying.

FAQ

Sources

1. Cabinet Secretariat, study group on rules for land acquisition (5th meeting, 2 Oct 2026): meeting page; proposal summary: PDF (checked 3 October 2026)
2. Ministry of Justice, information declared at ownership registration incl. nationality: moj.go.jp (checked 3 October 2026)
3. Ministry of Finance, report on acquisition of Japanese real estate by non-residents: mof.go.jp; FAQ (20 days, penalties): PDF (checked 3 October 2026)
4. Cabinet Office, Important Land Act, recommendations and orders (none as of 30 June 2026): cao.go.jp (checked 3 October 2026)
5. Cabinet Secretariat, land and building ownership by foreigners, overall picture (15 Sep 2026): PDF (checked 3 October 2026)
6. Ministerial council of 24 July 2026, future direction (condos): PDF