Quick answer
Yes, but it depends almost entirely on your residency status, not your nationality (except for buyers living abroad, where nationality decides which few lenders will talk to you).
Permanent resident (永住者)
Same as a Japanese national. Online banks and megabanks advertise best variable rates of 0.95%–1.75% (applied, some auto-read on 2026-10-01). Flat 35 fixed is also open. Down payment often 0–10%.
Living in Japan, no PR
Possible with a few banks: SMBC Trust PRESTIA (2.65% applied, income ¥10m+, 20% down, English OK), Tokyo Star (2.15%–3.25%, Japanese required, income ¥4m+), Suruga Dream-J (1.975%–4.875%). Spouse of a Japanese national/PR opens cheaper banks such as SBI Shinsei.
Living abroad
Only a few options, mostly for Taiwan and Hong Kong: Tokyo Star “Tokyo Shofukusei” (reported 1.90%–3.00%), Taiwanese banks' Japan branches (reported ~2.00%–2.625%), ORIX Asia for HKID holders (reported ~2.80%+). Expect 30–50% down and 15–25-year terms. Everyone else: cash or home-country financing.
The calculator's default rates are the medians of this table: 1.43% (PR), 2.15% (no PR), 2.45% (living abroad, secondary sources). Rate labels: applied (適用) = the discounted rate you actually pay in the best case; base (基準) = the list rate before discounts.
By nationality, if you live abroad
For buyers living outside Japan, nationality and country of residence decide which (if any) lender will consider you. If you live in Japan, see the residency sections below instead.
| You live in / hold | What's available | Down payment | Kansai (Osaka · Kyoto · Kobe) | Estimate |
|---|---|---|---|---|
| Taiwan | Tokyo Star “Tokyo Shofukusei” (the only official product: ROC passport, living and tax-resident only in Taiwan, income ¥10m+ or net assets ¥30m+). Taiwanese banks' Japan branches case by case. | 30–50% (reported) | Tokyo Star: Osaka, Kyoto, Kobe cities. Mega Bank has an Osaka branch. | Monthly repayment |
| Hong Kong | Tokyo Star (HK version: HKID, income ¥15m+ or net assets ¥45m+, repaid by 65). ORIX Asia Japan Property Mortgage, applied for in Hong Kong (up to 70% LTV, reported). Or refinance/top up your Hong Kong home (HSBC's international mortgage page describes this). | 30%+ | Tokyo Star: Osaka, Kyoto, Kobe cities. ORIX Asia: Osaka (reported). | Monthly repayment |
| South Korea | No personal loan product for non-residents found at Japanese banks or at the Tokyo branches of Hana, Woori or KB. Options: borrow in Korea, or set up a Japanese company and ask SBJ Bank (reported). Korean residents must report an overseas property purchase to their Korean bank (Foreign Exchange Transactions Act). | Cash / Korea-side loan | SBJ Bank covers Osaka, Hyogo, Kyoto, Nara (for borrowers in Japan). | Monthly repayment |
| United States | No Japanese lender found. Realistic routes: a home-equity line (HELOC) or cash-out refinance on a US home, a securities-backed loan, or buying through a Japanese company with its own financing. | Cash / US-side loan | — | Monthly repayment |
| Australia | No Japanese lender with a published product for Australian residents found in our checks. Same routes as the US: equity release on property at home, cash, or a company purchase. | Cash / home-side loan | — | Monthly repayment |
| Singapore | No Japanese lender with a published product for Singapore residents found in our checks. Ask your home bank about borrowing against property or investments you hold at home; otherwise cash or a company purchase. | Cash / home-side loan | — | Monthly repayment |
| Japanese national / PR living abroad | Mizuho (needs a Mizuho non-resident yen account; own home only). Flat 35 if you will move back and live in the home and the bank agrees. | 0–10% (Flat 35) | Nationwide | Monthly repayment |
Who lends to whom
At a glance. “Conditional” means only for some borrowers (explained in the lender table); “Likely” means secondary sources say so but the lender publishes nothing. Rates marked Auto are read automatically from the lender's public rate page each month; the others are from our hand-checked table.
| Lender | Permanent resident | Resident, no PR | Living abroad | Best variable rate | Confidence |
|---|---|---|---|---|---|
| SMBC Trust PRESTIA | Yes | Yes | No | 2.65% applied | Official |
| Tokyo Star | Yes | Yes | Conditional (Taiwan / Hong Kong only) | 1.65% applied | Official + secondary |
| SBI Shinsei | Yes | Conditional | No | 0.99% applied | Official + secondary |
| Suruga | Yes | Yes | No | 1.575%–4.575% range Auto 2026-10-01 | Official + secondary |
| AEON Bank | Yes | Conditional | No | 1.04% applied Auto 2026-10-01 | Official |
| au Jibun | Yes | No | No | 1.734% applied Auto 2026-10-01 | Official |
| PayPay Bank | Yes | No | No | 1.33% applied | Official |
| Docomo SMTB Net (ex-SBI Sumishin) | Yes | No | No | 1.75% applied | Official |
| MUFG | Yes | No | Unknown | 1.195% applied Auto 2026-10-01 | Official + secondary |
| SMBC | Yes | Unknown | Unknown | 1.525% applied | Official |
| Mizuho | Yes | No | Conditional (Japanese / PR only) | 1.025% applied | Official |
| Resona | Yes | No | Unknown | 0.95% applied | Official |
| Rakuten Bank | Yes | No | No | 1.557% applied | Official + secondary |
| Flat 35 | Yes | No | Conditional (moving back to Japan) | 3.83% fixed 21–35 yrs Auto 2026-10-01 | Official + secondary |
| Taiwanese banks' Japan branches (Mega, Bank of Taiwan, First, Chang Hwa, E.SUN, …) | Unknown | Likely (Taiwanese nationals) | Likely (Taiwanese nationals) | ~2.00%–2.625% reported | Secondary |
| SBJ Bank | Yes | Likely (unconfirmed) | Only via a Japanese company (reported) | 2.875%–3.375% reported | Official + secondary |
| Hana / Woori / KB | Unknown | Unknown | No | Not published | Secondary |
| ORIX Asia | — | — | Conditional (HKID holders) | 2.80% reported | Official + secondary |
Lender table by residency status
Every figure has a source and a confidence level: Official = the lender's own page, PDF or rate data; Official + secondary = conditions official, some figures (often the rate) from brokers, blogs or press; Secondary = nothing published by the lender. Scroll the table sideways on a phone.
Living abroad (non-residents)
Very few options, and almost all depend on your nationality or where you live. Expect 30–50% down, a shorter term and rates of roughly 2–3%. Residents of Korea, the US, Australia and Singapore: we found no published product (see by nationality).
| Lender / product | Who qualifies | Rate (basis) | Down payment | Min. income | Loan amount | Term / age | Investment? | Language | Regions | Source | Last checked | Confidence |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| “Tokyo Shofukusei” (東京招福星) property investment loan 東京スター銀行 | Conditional Taiwan: ROC passport, living in and tax-resident only in Taiwan, previous-year income ¥10m+ or net assets ¥30m+. Hong Kong: HKID holders (since April 2025), income ¥15m+ or net assets ¥45m+. Not available to residents of Korea, the US or elsewhere. Contract signed in person at the Tokyo head office. Liability limited to the property (non-recourse clause). Fees: 0.1% (TW) / 2.0% (HK); early repayment 1.0% in years 1–5, then 0.5%. | ~1.90%–3.00% variable not published; reported by secondary sources Variable: short-term prime rate + spread, reviewed 1 April and 1 October. | Not published (reported 30–50%) | ¥10m (TW) / ¥15m (HK), or net assets ¥30m / ¥45m | from ¥20m | up to 25 yrs From 20; repaid by 75 (TW) / 65 (HK) | Yes: investment, second home, family home (not land only) | Chinese, Japanese | Tokyo 23 wards and parts of Tama, Yokohama, Kawasaki, Nagoya, Fukuoka city, Osaka city, Kyoto city, Kobe city, parts of Kumamoto Kansai: Yes (Osaka, Kyoto, Kobe cities) | tokyostarbank.co.jp tokyostarbank.co.jp +2 in Sources | 2026-09-27 | Official + secondary |
| Taiwanese banks' Japan branches: Mega (Tokyo & Osaka), Bank of Taiwan, First Bank, Chang Hwa, E.SUN, Hua Nan (case by case) 台湾系銀行の在日支店（兆豐國際商業銀行・臺灣銀行・第一銀行・彰化銀行・中國信託・玉山銀行・華南銀行・臺灣土地銀行） | Likely (unconfirmed) Taiwanese nationals, including those living in Taiwan; permanent residency not needed (reported). Case-by-case screening. Call the branch: Mega Tokyo 03-3211-6688, Bank of Taiwan Tokyo 03-3504-8881, First Bank Tokyo 03-3279-0888, Chang Hwa Tokyo 03-3212-8888, E.SUN Tokyo 03-6213-1301. CTBC's retail lending in Japan goes through its subsidiary Tokyo Star Bank. | ~2.00%–2.625% variable not published; reported by secondary sources None of these branches publishes a home-loan rate; yen loans. Some reports go up to 3.8%. | 30–50% (reported) | Not published | from ¥30m–¥50m (reported) | 15–20 yrs (reported) Not published | Reportedly yes | Chinese, Japanese | Mainly Tokyo, Osaka, Kyoto; building ≤ 20–25 years old, 40–50㎡+ (reported) Kansai: Mega Bank Osaka branch | megabank.com.tw japanlive.info +6 in Sources | 2026-09-27 | Secondary |
| ORIX Asia (Hong Kong): Japan Property Mortgage ORIX Asia(香港) Japan Property Mortgage | Conditional HKID holders (permanent or not), 18+, stable income. Application completed in Hong Kong; no Japanese guarantor. Repaid in yen; about 6–8 weeks to approval (reported). We could not open the official page, so details are from search excerpts and secondary sources. | ~2.80%+ variable not published; reported by secondary sources Not published. | 30%+ (up to 70% LTV, reported) | Not published | from ¥20m | up to 15 yrs 18+ | Yes: investment, second home or own home | Applied for in Hong Kong | Tokyo, Osaka (reported) Kansai: Osaka (reported) | orix.com.hk | 2026-09-27 | Official + secondary |
| Mizuho Bank housing loan (for borrowers living abroad) みずほ銀行 | Conditional Only Japanese nationals and permanent residents living abroad, with a Mizuho non-resident yen account at application. | 1.025% variable applied (適用), best case 10-yr fixed 3.45% rates for 2026-09 | — | Not stated | ¥0.5m–¥300m | up to 35 yrs 18 to under 71; repaid before 81 | No: own home only (no rental or second home) | Japanese | Must be able to visit Mizuho's Loan Consulting Square after signing Kansai: — | mizuhobank.co.jp faq.mizuhobank.co.jp | 2026-09-27 | Official |
| Flat 35 (Japan Housing Finance Agency, via banks) 住宅金融支援機構 フラット35 | Conditional Japanese nationals / permanent residents living abroad who will move back and live in the home, if the bank agrees. Many banks require you to live in Japan and decline. | 3.83% fixed 21–35 yrs, most common rate Fixed for the whole term; most common rate for 21–35 years at ≤ 90% LTV. Auto-read 2026-10-01 | 0–10% (rate is higher above 90% LTV) | Repayments ≤ 30% (income < ¥4m) / 35% of income | ¥1m–¥120m | 15–35 yrs (and ≤ 80 − age) Under 70 at application | No | Japanese | Nationwide Kansai: Yes | flat35.com simulation.jhf.go.jp +2 in Sources | 2026-10-01 | Official + secondary |
Living in Japan without permanent residency
A handful of banks lend on a work or spouse visa. The catch is usually income (PRESTIA: ¥10m+) or Japanese language (Tokyo Star, Suruga, AEON). MUFG, Mizuho, Resona, the online banks and Flat 35 require permanent residency.
| Lender / product | Who qualifies | Rate (basis) | Down payment | Min. income | Loan amount | Term / age | Investment? | Language | Regions | Source | Last checked | Confidence |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| SMBC Trust Bank PRESTIA housing loan SMBC信託銀行 プレスティア | Yes Any residence status except short-term stay. Must communicate in Japanese or English. Income ¥10m+. | 2.65% variable applied (適用), best case base (基準) 4.05% 10-yr fixed 4.41% A plan (2.2% fee). ¥50m+ loans or PRESTIA Gold: 1.76%; B plan (¥22,000 fee): 2.95%. rates for 2026-09 | 20% (80% LTV without permanent residency) | ¥10m+ | ¥10m–¥500m | up to 35 yrs 18+; repaid by 80 | Separate investment-property loan (Tokyo area, 80% LTV, base 4.55%) | Japanese or English (Japanese contract with English translation) | Within ~1 hour of a branch: Hokkaido, Kanto, Tokai, Kyoto, Osaka, Hyogo, Nara, Shiga, Wakayama, Fukuoka Kansai: Yes | faq.smbctb.co.jp smbctb.co.jp +3 in Sources | 2026-09-27 | Official |
| Tokyo Star Bank “Star housing loan” for foreign nationals without PR 東京スター銀行 | Yes Must read and write Japanese. 1+ year as a full-time employee in Japan (3 fiscal years if director/self-employed). Major metro areas; signed at a branch. | 2.15%–3.25% variable applied (適用) range, set at screening base (基準) 3.25% 10-yr fixed 4.60% (estimate) −1.10% with salary deposit to Tokyo Star. 10-yr fixed shown is our reading of the bank's rate data (unconfirmed). Rate is cut if you get PR later. rates for 2026-09 | Not required by the rules (up to the price) | ¥4m (¥3m if 40 or under, full-time and the property qualifies) | ¥5m–¥100m | up to 35 yrs 25–65; repaid by 75 | No: own home only | Japanese | Major metropolitan areas (ask) Kansai: Ask | tokyostarbank.co.jp tokyostarbank.co.jp +2 in Sources | 2026-09-27 | Official + secondary |
| Suruga Bank “Dream-J” plan for foreign nationals スルガ銀行 | Yes Must understand Japanese. The bank asks about your plans to apply for PR and your background. Income ¥4m+, 1+ year in the job (reported). | 1.975%–4.875% variable applied (適用) range, set at screening Variable only; range with the 2.2% fee type (2.125–5.025% with the flat fee). Rate can be cut once you get PR. | Not published | ¥4m (reported) | ¥0.3m–¥600m | 40 yrs (house) / 50 yrs (condo) 18 to under 70; repaid before 85 | No: own or family home only | Japanese | Not published Kansai: Ask | surugabank.co.jp surugabank.co.jp +1 in Sources | 2026-09-27 | Official + secondary |
| SBJ Bank (Shinhan Bank's Japanese subsidiary) “ANY” housing loan SBJ銀行(新韓銀行の日本子会社) ANY住宅ローン | Likely (unconfirmed) No residence-status condition in the official product sheet; reportedly any status if you live in Japan. Spouse is normally a joint guarantor; annual tax return required. Handling fee 2.2%; early repayment fee 2.0%. | ~2.875%–3.375% variable not published; reported by secondary sources Not published. Reported 2.875–3.375% for own use, 3.075–3.575% for investment. | 10% (up to 90% LTV) | — | ¥1m–¥100m (¥200m with “Plus”) | up to 35 yrs 20–65; repaid by 80 | Yes: second home, holiday home, rental condos and buildings | Ask | Kanto, Chubu, Kansai (Osaka, Hyogo, Kyoto, Nara), Fukuoka Kansai: Yes | sbjbank.co.jp sbjbank.co.jp +1 in Sources | 2026-09-27 | Official + secondary |
| AEON Bank housing loan (without permanent residency) イオン銀行 | Conditional Only residence statuses without work restrictions (e.g. spouse of a Japanese national, long-term resident); ordinary work visas appear not to qualify. Japanese reading/writing. | Not published base (基準) 4.22% Applied rate set at screening and not published; base is the shop rate + 1.00%. rates for 2026-09 | 20%+ | — | ¥2m–¥100m | up to 15 yrs — | No: own home only | Japanese | Nationwide Kansai: Yes | aeonbank.co.jp aeonbank.co.jp +1 in Sources | 2026-09-27 | Official |
| SBI Shinsei Bank housing loan SBI新生銀行 | Conditional Only if your spouse is a Japanese national or permanent resident and joins as joint guarantor (pair loan or combined income). Not alone; no e-contract. | 0.99% variable applied (適用), best case 10-yr fixed 3.25% Rate from secondary sources (SBI Aruhi, SBI Money Plaza); 1.08% without the deposit condition. rates for 2026-09 | Not published | ¥3m+ | ¥5m–¥300m | 5–35 yrs (variable up to 50) 20–65; repaid before 80 | No: own home only | Japanese | — Kansai: — | faq.sbishinseibank.co.jp sbishinseibank.co.jp +1 in Sources | 2026-09-27 | Official + secondary |
| Taiwanese banks' Japan branches (Mega, Bank of Taiwan, First Bank and others) 台湾系銀行の在日支店（兆豐國際商業銀行・臺灣銀行・第一銀行・彰化銀行・中國信託・玉山銀行・華南銀行・臺灣土地銀行） | Likely (unconfirmed) Taiwanese nationals living in Japan (reported). See the non-resident row above for terms. | ~2.00%–2.625% variable not published; reported by secondary sources None of these branches publishes a home-loan rate; yen loans. Some reports go up to 3.8%. | See above | — | from ¥30m–¥50m (reported) | See above — | See above | Chinese, Japanese | Tokyo, Osaka, Kyoto (reported) Kansai: Mega Bank Osaka branch | megabank.com.tw japanlive.info +6 in Sources | 2026-09-27 | Secondary |
Permanent residents (永住者・特別永住者)
Permanent residents borrow on the same terms as Japanese nationals, so the cheapest online-bank and megabank variable rates are open to you. Rates below are the best applied rate (usually needs ≤ 80% LTV and good screening); the base rate is the bank's list rate before discounts.
| Lender / product | Who qualifies | Rate (basis) | Down payment | Min. income | Loan amount | Term / age | Investment? | Language | Regions | Source | Last checked | Confidence |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| SMBC Trust PRESTIA SMBC信託銀行 プレスティア | Yes Income ¥10m+; English service | 2.65% variable applied (適用), best case base (基準) 4.05% 10-yr fixed 4.41% rates for 2026-09 | Up to 110% of price | ¥10m+ | ¥10m–¥500m | up to 35 yrs 18+; repaid by 80 | Separate investment loan | Japanese / English | Near branches incl. Kansai Kansai: Yes | faq.smbctb.co.jp smbctb.co.jp +3 in Sources | 2026-09-27 | Official |
| Tokyo Star 東京スター銀行 | Yes “Star One” loan: income ¥10m+ (or ¥5m + combined ¥10m); deposit-linked | 1.65% variable applied (適用), best case base (基準) 3.25% 10-yr fixed 3.70% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | — | ¥30m–¥300m | up to 35 yrs 20–65; repaid by 84 | No | Japanese | — Kansai: — | tokyostarbank.co.jp tokyostarbank.co.jp +2 in Sources | 2026-09-27 | Official + secondary |
| SBI Shinsei SBI新生銀行 | Yes Same as Japanese nationals | 0.99% variable applied (適用), best case 10-yr fixed 3.25% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | ¥3m+ | ¥5m–¥300m | — 20–65; repaid before 80 | No | Japanese | Nationwide Kansai: Yes | faq.sbishinseibank.co.jp sbishinseibank.co.jp +1 in Sources | 2026-09-27 | Official + secondary |
| Suruga スルガ銀行 | Yes Standard housing loan | 1.575%–4.575% variable applied (適用) range, set at screening Auto-read 2026-10-01 | Often 0–10% (up to 100% LTV at many banks) | — | — | — — | No | Japanese | Not published Kansai: Ask | surugabank.co.jp surugabank.co.jp +1 in Sources | 2026-10-01 | Official + secondary |
| AEON Bank イオン銀行 | Yes Standard housing loan; LTV ≤ 80% for this rate | 1.04% variable applied (適用), best case base (基準) 3.22% 10-yr fixed 3.73% Auto-read 2026-10-01 | 0–20% | ¥1m+ | ¥2m–¥200m | up to 50 yrs 18+; under 71 at application; repaid before 80 | No | Japanese | Nationwide Kansai: Yes | aeonbank.co.jp aeonbank.co.jp +1 in Sources | 2026-10-01 | Official |
| au Jibun auじぶん銀行 | Yes Online bank; LTV ≤ 80% for this rate | 1.734% variable applied (適用), best case base (基準) 3.741% 10-yr fixed 3.47% Auto-read 2026-10-01 | Often 0–10% (up to 100% LTV at many banks) | ¥2m+ | ¥5m–¥200m | up to 50 yrs 18 to under 65; repaid by 80 | No | Japanese | Nationwide Kansai: Yes | jibunbank.co.jp jibunbank.co.jp +1 in Sources | 2026-10-01 | Official |
| PayPay Bank PayPay銀行 | Yes Online bank | 1.33% variable applied (適用), best case base (基準) 3.28% 10-yr fixed 3.44% (estimate) rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | ¥2m+ | ¥5m–¥200m | up to 50 yrs 20 to under 65; repaid before 80 | No (no second home or investment) | Japanese | Nationwide Kansai: Yes | paypay-bank.co.jp paypay-bank.co.jp | 2026-09-27 | Official |
| Docomo SMTB Net (ex-SBI Sumishin) 住信SBIネット銀行(現 ドコモSMTBネット銀行 / d NEOBANK) | Yes Online bank (formerly SBI Sumishin Net Bank); PR required | 1.75% variable applied (適用), best case base (基準) 3.775% 10-yr fixed 3.149% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | — | ¥5m–¥300m | up to 50 yrs 18–65; repaid before 80 | No | Japanese | Nationwide Kansai: Yes | help.netbk.co.jp netbk.co.jp +1 in Sources | 2026-09-27 | Official |
| MUFG 三菱UFJ銀行 | Yes Megabank | 1.195% variable applied (適用), best case base (基準) 3.375% 10-yr fixed 3.75% Auto-read 2026-10-01 | Often 0–10% (up to 100% LTV at many banks) | — | ¥5m–¥300m | up to 40 yrs 18–70; repaid by 80 | No | Japanese | Nationwide Kansai: Yes | bk.mufg.jp bk.mufg.jp +1 in Sources | 2026-10-01 | Official + secondary |
| SMBC 三井住友銀行 | Yes Megabank; rate assumes Olive account + salary deposit | 1.525% variable applied (適用), best case base (基準) 3.375% 10-yr fixed 3.70% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | — | ¥1m–¥300m | — 18–70; repaid by 80 | No | Japanese | Nationwide Kansai: Yes | smbc.co.jp smbc.co.jp +1 in Sources | 2026-09-27 | Official |
| Mizuho みずほ銀行 | Yes Megabank; PR applicants (not pending) only | 1.025% variable applied (適用), best case 10-yr fixed 3.45% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | — | ¥0.5m–¥300m | up to 35 yrs 18 to under 71; repaid before 81 | No | Japanese | Nationwide Kansai: Yes | mizuhobank.co.jp faq.mizuhobank.co.jp | 2026-09-27 | Official |
| Resona りそな銀行 | Yes Megabank group | 0.95% variable applied (適用), best case base (基準) 3.125% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | ¥1m+ | ¥0.5m–¥300m | up to 40 yrs 20 to under 70; repaid before 80 | No | Japanese | Nationwide Kansai: Yes | resonabank.co.jp resonabank.co.jp | 2026-09-27 | Official |
| Rakuten Bank 楽天銀行 | Yes Online bank (own loan); must live in Japan | 1.557% variable applied (適用), best case 10-yr fixed 3.95% rates for 2026-09 | Often 0–10% (up to 100% LTV at many banks) | ¥4m+ | ¥5m–¥300m | up to 35 yrs Under 65½; repaid before 80 | No | Japanese | Nationwide Kansai: Yes | rakuten-bank.co.jp rakuten-bank.co.jp | 2026-09-27 | Official + secondary |
| Flat 35 住宅金融支援機構 フラット35 | Yes State-backed fixed-rate loan via banks; repayments ≤ 30–35% of income | 3.83% fixed 21–35 yrs, most common rate Auto-read 2026-10-01 | 0–10% (rate is higher above 90% LTV) | — | ¥1m–¥120m | 15–35 yrs Under 70; term ≤ 80 − age | No | Japanese | Nationwide Kansai: Yes | flat35.com simulation.jhf.go.jp +2 in Sources | 2026-10-01 | Official + secondary |
| SBJ Bank SBJ銀行(新韓銀行の日本子会社) ANY住宅ローン | Yes Korean-owned bank; also lends for rentals | ~2.875%–3.375% variable not published; reported by secondary sources Not published; reported 2.875–3.375% (own use). | 10% (90% LTV) | — | ¥1m–¥100m | up to 35 yrs 20–65; repaid by 80 | Yes | Ask | Kanto, Chubu, Kansai, Fukuoka Kansai: Yes | sbjbank.co.jp sbjbank.co.jp +1 in Sources | 2026-09-27 | Official + secondary |
Rates are for 2026-09 unless marked Auto-read. Applied rates usually need a low loan-to-value ratio, salary deposit or other conditions; your rate is set at screening. Most Japanese banks require group credit life insurance (団信) and a health declaration; some charge a guarantee or handling fee (often 2.2%).
Common myths, corrected
- “PRESTIA needs ¥5m income.” No: SMBC Trust Bank PRESTIA's housing loan requires ¥10m+ annual income (its FAQ, updated 3 Oct 2025, and product summary, 15 Jun 2026). The ¥5m figure is old. The loan amount range of ¥10m–¥500m is correct. People living abroad are not eligible: it is for residents of Japan (Japanese or foreign).
- “SMBC lends to foreigners without PR if you earn ¥10m.” That is PRESTIA (SMBC Trust Bank), a different bank in the same group. Sumitomo Mitsui Banking Corporation (SMBC) itself checks for permanent or special permanent residency; lending without PR there is unconfirmed and probably not possible. Ask a branch.
- “SBI Sumishin Net Bank.” It was renamed Docomo SMTB Net Bank (ドコモSMTBネット銀行, “d NEOBANK”) in August 2026. Its housing loan still requires permanent residency and living in Japan.
- “In Kansai only Mega Bank and Tokyo Star lend to non-residents.” Broadly true for people living abroad (secondary sources). If you live in Japan, PRESTIA and SBJ Bank also cover Kyoto, Osaka, Hyogo and Nara.
- “CTBC lends for Japanese property.” In practice its retail lending in Japan goes through its subsidiary Tokyo Star Bank (the “Tokyo Shofukusei” loan).
- “MUFG offers Flat 35.” MUFG has stopped taking new Flat 35 applications. Flat 35 itself requires Japanese nationality or permanent residency.
Alternatives to a Japanese loan
Each has costs and risks; which one fits depends on your situation. We don't recommend one over another.
- Borrow at home against property you already own: a home-equity loan, HELOC or cash-out refinance (US), or a top-up/refinance of your home loan (Hong Kong, Taiwan, Korea, Australia, Singapore). You borrow in your own currency, so no yen income is needed, but the loan is secured on your home.
- Securities-backed or private-bank lending against an investment portfolio, where your bank offers it.
- Pay cash. Most non-resident buyers do. Closing is faster (often 4–8 weeks) and no lender screening, insurance or age limit applies.
- Buy through a company (a Japanese KK/GK or an overseas company). Some banks lend to companies rather than to non-resident individuals (e.g. SBJ Bank, reported), but a company adds set-up, accounting and tax costs. Take tax advice in both countries first.
Currency risk: if you borrow in yen and earn in another currency, your repayments change with the exchange rate. If you borrow at home, the value of the Japanese property (in your currency) changes instead.
FEFTA report: non-residents must report within 20 days
Whether you pay cash or borrow, a non-resident who acquires Japanese real estate must report it to the Minister of Finance via the Bank of Japan within 20 days (Foreign Exchange and Foreign Trade Act, Art. 55-3(1)(xii); Form 22 of the reporting ordinance). There is no minimum: it applies even at ¥0 or on inheritance.
- From 1 Apr 2026Buying a home to live in is now reportable too. An amendment promulgated on 20 February 2026 narrowed the exemptions: acquiring ownership is always reportable, including for your own or your family's residence. The exemptions (own/family/employee residence, non-profit use, own office) now cover only rights such as a lease or leasehold.
- A holiday home or second home (別荘) is not a “residence” for this purpose, so it was and is reportable.
- Who is a non-resident: foreign nationals are non-residents in principle; those working at an office in Japan or who have been in Japan 6 months or more are treated as residents.
- When the 20 days start: the law does not fix a date; the MOF FAQ allows e.g. the contract date or the date of title transfer. If day 20 is a Bank of Japan holiday, the next business day. Mailed forms must arrive by the deadline.
- Language and filing: the form is in Japanese only. A resident agent such as your real estate broker can file it for you (agents can file online).
- Penalty: not reporting or a false report can be punished by up to 6 months' imprisonment or a fine of up to ¥500,000 (FEFTA Art. 71(1)(iii)).
- Seller side: a resident who receives more than ¥30m (equivalent) in one payment from a non-resident files a separate payment report.
Checked 2026-09-27 against the Ministry of Finance: MOF overview (Japanese), MOF FAQ, June 2026 (Japanese PDF), MOF leaflet (Japanese PDF).
Estimate your monthly repayment
Our calculator works out the monthly repayment, total interest, a +1% rate stress test and the cash you need at purchase (down payment + taxes + loan fees), with defaults for your status taken from this table: 1.43% / 10% down / 35 yrs for permanent residents, 2.15% / 20% down / 30 yrs without PR, 2.45% / 40% down / 20 yrs if you live abroad.
Permanent resident Living in Japan, no PR Living abroad
An estimate, not a loan offer. We do not arrange loans or receive fees from lenders.
What property costs
Official sale prices by year, district and station (MLIT data), with a typical-property cost example you can open in the calculator: Niseko · Hakuba · Central Tokyo · Tokyo ¥/㎡ by ward · Kyoto · Minato (Tokyo) · Chuo (Tokyo) · Chiyoda (Tokyo) · Shinjuku (Tokyo) · Shibuya (Tokyo).
New to buying in Japan? Read the step-by-step guide for foreign buyers. Planning to rent it out short-term? See Airbnb (minpaku) rules by city.
Talk to a broker experienced with foreign buyers' financing
We can introduce you to licensed Japanese real estate brokers who regularly work with overseas and foreign-resident buyers, including buyers who need a loan. The broker, not us, can tell you which lenders are currently accepting buyers like you.
We are not a lender or loan intermediary and receive no fees from banks. Your details go only to partner real estate brokers, never to banks. We are also not a real estate broker. We don't charge buyers; brokers may pay us a referral fee.
Sources
Lender conditions checked by hand on 2026-09-27 (secondary sources are marked in the table). Rates read automatically each month from these public pages:
- Suruga — https://www.surugabank.co.jp/suruga/pc/Rate?formNo=00204&startUp=suruga_lkinri (auto-read 2026-10-01)
- AEON Bank — https://www.aeonbank.co.jp/interest/housing-loan/ (auto-read 2026-10-01)
- au Jibun — https://www.jibunbank.co.jp/products/homeloan/rate/ (auto-read 2026-10-01)
- MUFG — https://www.bk.mufg.jp/kariru/jutaku/yuuguu/index.html (auto-read 2026-10-01)
- Flat 35 — https://www.simulation.jhf.go.jp/flat35/kinri/index.php/rates/top (auto-read 2026-10-01)
- SMBC Trust PRESTIA (SMBC信託銀行 プレスティア): https://faq.smbctb.co.jp/faq/show/144?site_domain=smbctbjp, https://www.smbctb.co.jp/product/loan/housing/, https://www.smbctb.co.jp/loan/products/pdf/housing_loan_floating.pdf, https://www.smbctb.co.jp/common/xml/housing_loan_rate.xml, https://www.smbctb.co.jp/product/loan/investment_loan.html
- Tokyo Star (東京スター銀行): https://www.tokyostarbank.co.jp/products/loan/homeloan/homeloan_star/, https://www.tokyostarbank.co.jp/products/loan/homeloan/homeloan_starone/, https://www.tokyostarbank.co.jp/foreign/products/loan/property/, https://www.tokyostarbank.co.jp/common2016/xml/loan.xml
- SBI Shinsei (SBI新生銀行): https://faq.sbishinseibank.co.jp/faq_detail.html?page=1&id=563, https://www.sbishinseibank.co.jp/retail/housing/flow/examination/, https://www.sbiaruhi.co.jp/product/ssbk/
- Suruga (スルガ銀行): https://www.surugabank.co.jp/surugabank/kojin/service/dream_j/, https://www.surugabank.co.jp/surugabank/prod/pdf/dreamj_homeloan_gaiyou.pdf, https://www.surugabank.co.jp/suruga/pc/Rate?formNo=00204&startUp=suruga_lkinri
- AEON Bank (イオン銀行): https://www.aeonbank.co.jp/products_list/pdf/without_permanent_residency.pdf, https://www.aeonbank.co.jp/products_list/pdf/jyuutaku_loan.pdf, https://www.aeonbank.co.jp/interest/housing-loan/
- au Jibun (auじぶん銀行): https://www.jibunbank.co.jp/products/homeloan/plan_detail/, https://www.jibunbank.co.jp/products/homeloan/interest/, https://help.jibunbank.co.jp/faq_detail.html?id=1095&category=2094&page=1
- PayPay Bank (PayPay銀行): https://www.paypay-bank.co.jp/mortgage/detail/index.html, https://www.paypay-bank.co.jp/mortgage/interest/index.html
- Docomo SMTB Net (ex-SBI Sumishin) (住信SBIネット銀行(現 ドコモSMTBネット銀行 / d NEOBANK)): https://help.netbk.co.jp/faq_detail.html?id=1647, https://www.netbk.co.jp/contents/resources/pdf/gaiyo_hl_p.pdf, https://www.netbk.co.jp/contents/lineup/home-loan/web/kinri/
- MUFG (三菱UFJ銀行): https://www.bk.mufg.jp/kariru/jutaku/shouhin/jloan/pdf/jl_setsumei_02.pdf, https://www.bk.mufg.jp/ippan/kinri/loan.html, https://sakura-column.com/mufjbank-no-permanentresidency/
- SMBC (三井住友銀行): https://www.smbc.co.jp/kojin/jutaku_loan/kinri/, https://www.smbc.co.jp/setsumeisho/pdf/jutakuloan010.pdf, https://www.smbc.co.jp/kojin/jutaku_loan/shinki/shorui/resources/pdf/checks.pdf
- Mizuho (みずほ銀行): https://www.mizuhobank.co.jp/loan_housing/lineup/nethousingloan_lineup/index.html, https://www.faq.mizuhobank.co.jp/faq/show/4663?category_id=248&site_domain=default
- Resona (りそな銀行): https://www.resonabank.co.jp/kojin/jutaku/, https://www.resonabank.co.jp/pdf/housing.pdf
- Rakuten Bank (楽天銀行): https://www.rakuten-bank.co.jp/home-loan/, https://www.rakuten-bank.co.jp/home-loan/purchase/homeloan_detail.html
- Flat 35 (住宅金融支援機構 フラット35): http://www.flat35.com/loan/lineup/flat35/conditions/index.html, https://www.simulation.jhf.go.jp/flat35/kinri/index.php/rates/top, https://jhffaq.jp/jhffaq/flat35/web/knowledge308.html, https://jhffaq.jp/jhffaq/flat35/web/knowledge3266.html
- Mega Bank (兆豐國際商業銀行 東京分行/大阪分行): https://www.megabank.com.tw/abroad/Osaka, https://www.japanlive.info/blog/japan-mortgage-2026, https://www.jp-home.com/forum_view.asp?id=3&pid=43, https://www.maauu.com/blog/Xom704vQqW, https://nobitw.com/post3/
- Chang Hwa Bank (彰化銀行 東京分行): https://www.bankchb.com/frontend/mashup_oversea.jsp?funcId=d8e4658715
- E.SUN Bank (玉山銀行 東京分行): https://www.esunbank.com/zh-tw/business/corporate/overseas-branch/tokyo_japanese
- SBJ Bank (SBJ銀行(新韓銀行の日本子会社) ANY住宅ローン): https://www.sbjbank.co.jp/service-borrow/loan-products/any-home/, https://www.sbjbank.co.jp/assets/pdf/service-borrow/loan-products/any-home/anyloan_guide.pdf, https://www.plazahomes.co.jp/buy/loan-info/
- ORIX Asia (ORIX Asia(香港) Japan Property Mortgage): https://www.orix.com.hk/en/retail-finance/japan-property-mortgage-loan/index.jsp
- HSBC / Citi (HSBC・シティ(本国で借りる方法)): https://www.hsbc.com.hk/international/international-mortgages/
- Ministry of Finance (FEFTA report): https://www.mof.go.jp/policy/international_policy/gaitame_kawase/real_property/seido_gaiyo.html, https://www.mof.go.jp/policy/international_policy/gaitame_kawase/real_property/FAQ_J.pdf, https://www.mof.go.jp/policy/international_policy/gaitame_kawase/real_property/real_property_leafletJ.pdf
Last checked: 2026-09-27; rates auto-read 2026-10-01. Updated monthly. Lenders change rates every month and conditions without notice; secondary-source figures may be out of date. Confirm everything with the lender before you rely on it.
Disclaimer. General information, not financial, legal or tax advice, and not a loan offer. Japan House Prices is not a lender, not a bank agent (銀行代理業) or money lender (貸金業), and not a real estate broker (宅地建物取引業者). We do not arrange or introduce loans and receive no fees from banks. If you request an introduction, a licensed Japanese real estate broker handles all property explanations and transactions; brokers may pay us a referral fee. You pay nothing to us.