Key numbers
- S$1m home, foreigner: Singapore stamp duty S$624,600 (BSD S$24,600 + ABSD 60% S$600,000). The same S$1m in a central Tokyo resale condo: about S$62,534 (¥7,716,432, 6.3% of the price) for all Japanese taxes, the maximum brokerage fee and the scrivener. Our estimate
- S$1m, Singaporean buying a 2nd home: S$224,600 in Singapore (BSD + 20% ABSD) vs about S$62,534 in Japan.
- S$2m, foreigner: S$1,269,600 in Singapore vs about S$122,835 (6.1%) in Japan.
- A Japanese home does not count for ABSD. IRAS excludes “all residential properties located outside Singapore” from the property count, so buying in Japan does not push your next Singapore purchase into a higher ABSD tier. Official
- Japan has no surcharge by nationality or residency. A Singaporean, a PR and a foreigner pay the same Japanese taxes. The biggest single item is the broker's fee (legal maximum 3% + ¥60,000 + 10% consumption tax); most taxes are charged on the lower assessed value, not the price.
- Yearly and exit taxes are where Japan costs more: fixed asset + city planning tax is roughly 0.7–1% of the price a year with our calculator's cautious assessed values, and a non-resident seller pays Japanese tax on the gain (15.315% after 5 years, 30.63% before) with 10.21% of the price withheld by the buyer.
Run your own numbers: the Japan property tax & cost calculator (choose SGD) gives every line below for your price, plus rent, sale and loan scenarios. For funding, see Japan property loans from Singapore.
Singapore stamp duty rates used here
ABSD (Additional Buyer's Stamp Duty), on the higher of the price or market value, for purchases on or after 27 April 2023 Official:
| Buyer profile (individual) | ABSD |
|---|---|
| Singapore Citizen, 1st residential property | — |
| Singapore Citizen, 2nd | 20% |
| Singapore Citizen, 3rd and subsequent | 30% |
| Singapore PR, 1st | 5% |
| Singapore PR, 2nd | 30% |
| Singapore PR, 3rd and subsequent | 35% |
| Foreigner, any residential property | 60% |
Entities and trustees pay 65%. Some nationals are treated like Singapore Citizens under free trade agreements (the IRAS FAQ gives the example of a US citizen); check IRAS for your nationality. Remissions/refunds exist, e.g. for married couples selling the first home; see IRAS.
BSD (Buyer's Stamp Duty), residential, on or after 15 February 2023 Official: First S$180,000: 1% · next S$180,000: 2% · next S$640,000: 3% · next S$500,000: 4% · next S$1,500,000: 5% · remainder: 6%. So BSD is S$24,600 on S$1m and S$69,600 on S$2m.
Worked example: S$1,000,000
Singapore: a S$1,000,000 private home. Japan: the same money (¥123,394,900) in a central Tokyo resale condo of about 76 ㎡, built 2005, let to a long-term tenant, bought by a non-resident. Japan figures are the calculator's own output. Our estimate
| Buyer | Singapore BSD | Singapore ABSD | Singapore total | Japan, all buying costs |
|---|---|---|---|---|
| Singaporean, 2nd home (ABSD 20%) | S$24,600 | S$200,000 | S$224,600 22.5% of price | S$62,534 6.3% of price |
| Singaporean, 3rd home (ABSD 30%) | S$24,600 | S$300,000 | S$324,600 32.5% of price | S$62,534 6.3% of price |
| PR, 1st home (ABSD 5%) | S$24,600 | S$50,000 | S$74,600 7.5% of price | S$62,534 6.3% of price |
| PR, 2nd home (ABSD 30%) | S$24,600 | S$300,000 | S$324,600 32.5% of price | S$62,534 6.3% of price |
| Foreigner (ABSD 60%) | S$24,600 | S$600,000 | S$624,600 62.5% of price | S$62,534 6.3% of price |
Japan total uses the brokerage fee at its legal maximum and our cautious assessed values (land 70% of the land part of the price, building 60% of the building part). The real assessed value is on the seller's tax notice; ask for the 固定資産税評価証明書. As a holiday home instead of a rental the Japanese total is ¥8,234,732 (6.7%), because a holiday home is not “housing” for acquisition tax.
Worked example: S$2,000,000
Singapore: a S$2,000,000 private home. Japan: the same money (¥246,789,800) in a central Tokyo resale condo of about 151 ㎡, built 2005, let to a long-term tenant, bought by a non-resident. Japan figures are the calculator's own output. Our estimate
| Buyer | Singapore BSD | Singapore ABSD | Singapore total | Japan, all buying costs |
|---|---|---|---|---|
| Singaporean, 2nd home (ABSD 20%) | S$69,600 | S$400,000 | S$469,600 23.5% of price | S$122,835 6.1% of price |
| Singaporean, 3rd home (ABSD 30%) | S$69,600 | S$600,000 | S$669,600 33.5% of price | S$122,835 6.1% of price |
| PR, 1st home (ABSD 5%) | S$69,600 | S$100,000 | S$169,600 8.5% of price | S$122,835 6.1% of price |
| PR, 2nd home (ABSD 30%) | S$69,600 | S$600,000 | S$669,600 33.5% of price | S$122,835 6.1% of price |
| Foreigner (ABSD 60%) | S$69,600 | S$1,200,000 | S$1,269,600 63.5% of price | S$122,835 6.1% of price |
Japan total uses the brokerage fee at its legal maximum and our cautious assessed values (land 70% of the land part of the price, building 60% of the building part). The real assessed value is on the seller's tax notice; ask for the 固定資産税評価証明書. As a holiday home instead of a rental the Japanese total is ¥16,193,663 (6.6%), because a holiday home is not “housing” for acquisition tax.
Yearly holding costs: Japan vs Singapore
| Home value | Japan: fixed asset + city planning tax (rental) | Japan: same, as a holiday home | Singapore: property tax, not owner-occupied |
|---|---|---|---|
| S$1m | ¥967,200 S$7,838 | ¥1,189,200 S$9,637 | S$3,600 on AV S$30,000 |
| S$2m | ¥1,934,700 S$15,679 | ¥2,378,600 S$19,276 | S$10,800 on AV S$60,000 |
- Japan: 1.4% fixed asset tax + up to 0.3% city planning tax on the assessed value, with housing-land relief for homes (not for holiday homes). Billed to whoever owns it on 1 January. Our figures use cautious assessed values, so real bills are often lower. Tokyo Metropolitan Bureau of Taxation Our estimate
- Singapore: a home you don't live in (let out or vacant) pays the non-owner-occupier rates from 1 Jan 2024: 12% on the first S$30,000 of Annual Value, 20% on the next S$15,000, 28% on the next S$15,000, 36% above S$60,000. Official IRAS
- The Singapore Annual Value is IRAS's estimate of a year's rent. We assumed 3% of the price, which is our assumption, not an IRAS figure. Our estimate
- Both countries: plus condo fees, sinking fund / repair reserve, insurance. In Japan a non-resident also needs a tax representative (納税管理人) if filing, and usually a property manager.
When you sell
Example: the S$1m Tokyo condo sold for 20% more in yen (¥148,073,880), by a non-resident, to a company buyer. Calculator output (gain after selling costs and building depreciation). Our estimate
| Held | Taxable gain | Japan tax rate | Japan tax | Withheld by buyer (10.21% of price) |
|---|---|---|---|---|
| 10 years (long-term) | ¥43,154,607 S$349,728 | 15.315% | ¥6,609,000 S$53,560 | ¥15,118,300 S$122,520 |
| 3 years (short-term) | ¥21,311,459 S$172,709 | 30.63% | ¥6,527,500 S$52,899 | ¥15,118,300 S$122,520 |
| 10 years, S$2m case | ¥86,645,298 S$702,179 | 15.315% | ¥13,269,600 S$107,538 | ¥30,236,600 S$245,039 |
- Japan capital gains: long-term if held more than 5 years as of 1 January of the year of sale. Residents pay 20.315% / 39.63%; a non-resident generally pays national tax only, 15.315% / 30.63% (standard treatment; we have not found an official page stating it). NTA No.3208 NTA No.3211
- 10.21% withholding: when a non-resident sells, the buyer withholds 10.21% of the price and pays it to the tax office; you then file a Japanese return and get back any excess. Exempt only if an individual buys for their own or a relative's home at ¥100m or less. Official NTA No.2879
- Singapore side: no capital gains tax (see below). For comparison, a Singapore home bought on or after 4 July 2025 pays Seller's Stamp Duty if sold within 4 years: Up to 1 year: 16%; 1 to 2 years: 12%; 2 to 3 years: 8%; 3 to 4 years: 4%; More than 4 years: 0%. Official IRAS Japan has no Singapore-style seller's stamp duty on quick sales (only the ordinary contract stamp duty); its penalty for a quick sale is the higher short-term gains rate.
How Singapore taxes your Japan property
- Rent from Japan: IRAS says overseas income received in Singapore, including overseas income deposited into a Singapore bank account, is generally not taxable, unless it falls into listed exceptions (e.g. received through a Singapore partnership, or incidental to a Singapore trade). Official IRAS Japan still taxes the rent: a company tenant withholds 20.42%, and you file a Japanese return. NTA No.2880
- Gains: IRAS treats gains from selling property as capital and generally not taxable, unless you are trading in property (frequency, motive, holding period). Official IRAS The IRAS page speaks of property in Singapore; for a Japanese sale the overseas-income rule above is the relevant one. Ask a Singapore tax adviser if you buy and sell often.
- Singapore–Japan tax treaty: a comprehensive double taxation agreement has been in force since 1995 (protocol 2010). Under it, income from immovable property and gains from selling immovable property may be taxed in the country where the property is (Japan). Official Singapore–Japan Avoidance of Double Taxation Agreement
- Moving money: Singapore has no exchange controls on residents sending SGD abroad (MAS exemptions under the Exchange Control Act since 1978). MAS Notice 754, Exchange Control Liberalisation Secondary Japan's side is a report, not a limit: see below.
Can a Singaporean buy property in Japan?
Yes. Japan has no general law restricting land or building ownership by nationality or residency. A Singapore Citizen, a PR or a foreigner living in Singapore can own land, a house or a condo freehold, registered in the same public registry as a Japanese owner. You don't need a visa, and owning property does not give you a right to live in Japan. What applies:
- FEFTA report within 20 days. A non-resident who acquires real estate in Japan must report it to the Minister of Finance via the Bank of Japan within 20 days of acquisition, whatever the price. From 1 April 2026 the own-residence exemption applies only to rights such as leaseholds, not to ownership, and holiday or second homes never counted as residential use. Your broker or another resident agent can file it. Official Ministry of Finance Japan, Ministry of Finance Japan
- NewNationality at registration from 5 October 2026. Every individual who becomes a registered owner (Japanese or foreign) provides their nationality with the registration application. It is not shown on the public register. Your judicial scrivener collects it. Official Ministry of Justice
- For the full process, see our buyer's guide and the foreign ownership rules tracker (proposals under discussion in 2026, none restricting purchases so far).
FAQ
Can a Singaporean buy property in Japan?
Yes. There is no nationality or residency restriction and no extra tax for foreign buyers. Non-residents file a FEFTA report within 20 days, and from 5 October 2026 every new registered owner gives their nationality (not public).
Does a Japanese property count for Singapore ABSD?
No. IRAS excludes all residential properties located outside Singapore from the property count. A Singaporean who owns only a Tokyo condo still buys a first Singapore home at 0% ABSD.
How much is stamp duty on a S$1m property for a foreigner in Singapore?
S$624,600: BSD S$24,600 + ABSD 60% S$600,000. In Japan the same budget costs about S$62,534 in total buying costs (6.3%).
Is Japan cheaper to hold than Singapore?
Not necessarily. Japan's yearly fixed asset and city planning tax was about S$7,838 on our S$1m Tokyo example vs S$3,600 Singapore property tax on a let-out S$1m home (with an assumed Annual Value of S$30,000). Japan wins at purchase, not necessarily every year.
Do I pay Singapore tax on rent from my Japan property?
Generally no for individuals: IRAS says overseas income received in Singapore is generally not taxable, with exceptions. Japan taxes the rent; you file there.
Can I use CPF to buy in Japan?
No. The CPF Board says CPF savings can only be used to buy properties in Singapore.
Are Japan property expos in Singapore a good place to buy?
They are a way to meet developers and brokers. Before paying anything, check the Japanese broker's licence number (宅地建物取引業免許), ask for the assessed value and all fees in writing, and remember that Japanese tax and FEFTA rules apply whoever sells to you.
Talk to a vetted Japanese broker
We are not a real estate broker, lender or loan intermediary, and we receive no fees from banks. Tell us your budget, area and use, and we can introduce licensed Japanese brokers (宅地建物取引業者) who work in English. We don't charge buyers; brokers may pay us a referral fee.
Sources
- IRAS: Additional Buyer's Stamp Duty (ABSD), rates on or after 27 Apr 2023 (page updated 27 Aug 2026): www.iras.gov.sg (read 29 Sep 2026)
- IRAS: Buyer's Stamp Duty (BSD), rates on or after 15 Feb 2023 (page updated 7 Aug 2026): www.iras.gov.sg (read 29 Sep 2026)
- IRAS: Property Tax Rates and Sample Calculations (non-owner-occupier rates from 1 Jan 2024; page updated 11 Aug 2026): www.iras.gov.sg (read 29 Sep 2026)
- IRAS: Seller's Stamp Duty (SSD) for residential property (page updated 13 Aug 2026): www.iras.gov.sg (read 29 Sep 2026)
- IRAS: Income received from overseas (page updated 2 Mar 2026): www.iras.gov.sg (read 29 Sep 2026)
- IRAS: Gains from sale of property, shares and financial instruments (page updated 27 Feb 2026): www.iras.gov.sg (read 29 Sep 2026)
- Singapore–Japan Avoidance of Double Taxation Agreement (signed 9 Apr 1994, in force 28 Apr 1995; protocol in force 14 Jul 2010), IRAS PDF: www.iras.gov.sg (read 29 Sep 2026)
- MAS Notice 754, Exchange Control Liberalisation (exemptions from the Exchange Control Act, last revised 25 May 1978): www.mas.gov.sg (read 29 Sep 2026)
- CPF Board: Can I use my CPF savings to buy properties overseas?: www.cpf.gov.sg (read 29 Sep 2026)
- Ministry of Finance Japan: reporting of real estate acquisitions by non-residents (English): www.mof.go.jp (read 29 Sep 2026)
- Ministry of Finance Japan: FAQ, June 2026 (Japanese PDF): www.mof.go.jp (read 29 Sep 2026)
- Ministry of Justice: Civil Affairs Bureau circular No. 872 (4 Sep 2026) on the nationality field from 5 Oct 2026 (Japanese PDF): www.moj.go.jp (read 29 Sep 2026)
- NTA No.7191: registration and license tax rates (Japanese): www.nta.go.jp (read 29 Sep 2026)
- NTA No.7108: reduced stamp duty on property contracts (Japanese): www.nta.go.jp (read 29 Sep 2026)
- Tokyo Metropolitan Bureau of Taxation: real estate acquisition tax Q&A (Japanese): www.tax.metro.tokyo.lg.jp (read 29 Sep 2026)
- Tokyo Metropolitan Bureau of Taxation: fixed asset and city planning tax (Japanese): www.tax.metro.tokyo.lg.jp (read 29 Sep 2026)
- MLIT: brokerage fee cap notice (Japanese PDF): www.mlit.go.jp (read 29 Sep 2026)
- Japan Federation of Shiho-Shoshi Lawyers fee survey 2024 (Japanese PDF): www.shiho-shoshi.or.jp (read 29 Sep 2026)
- NTA No.3208: long-term capital gains on land and buildings (Japanese): www.nta.go.jp (read 29 Sep 2026)
- NTA No.3211: short-term capital gains on land and buildings (Japanese): www.nta.go.jp (read 29 Sep 2026)
- NTA No.2879: withholding on purchases from non-residents (Japanese): www.nta.go.jp (read 29 Sep 2026)
- NTA No.2880: withholding on rent paid to non-residents (Japanese): www.nta.go.jp (read 29 Sep 2026)
- ECB euro foreign exchange reference rates (JPY/SGD cross rate): www.ecb.europa.eu (read 29 Sep 2026)
Japanese tax figures come from our calculator (site/assets/tax-calc.js), whose rates were checked against NTA, MIC, MLIT, the Tokyo Bureau of Taxation and e-Gov on 26 Sep 2026. Exchange rate: S$1 = ¥123.39 (ECB reference rates, 2026-09-25). Indicative only.
Last reviewed: 29 Sep 2026. Rates, stamp duties and bank products change; check the linked official sources and confirm with a licensed professional before acting.
Disclaimer. General information, not tax, legal or investment advice. Japanese figures are estimates from our calculator with stated assumptions; Singapore figures apply IRAS rates to round prices. Japan House Prices is not a real estate broker (宅地建物取引業者), lender or tax adviser. If you request an introduction, a licensed Japanese broker handles all property explanations and transactions; brokers may pay us a referral fee. You pay nothing to us.