外国人歓迎物件の探し方
外国人入居者を歓迎する大家・物件を見つけるための実践的なコツ。
一部の大家が外国人を断る理由
言語・文化の違いや、外国人が契約期間中に帰国するリスクへの懸念から、外国人入居を断る大家が一部にいます。ただし、特に都市部では外国人受け入れへの姿勢が大きく変化しており、積極的に歓迎する大家も多くいます。
外国人歓迎物件を探す4つの方法
物件サイトの「外国人可」フィルターを活用
SUUMO・Homes・Athomeには「外国人可」フィルターがあります。東京では掲載物件の30〜40%程度にこのフラグが付いています。
外国人専門の不動産会社を利用
Sakura House・Tokyo Rent・Fontana Tokyo・GTNなど、外国人入居に特化した不動産会社を利用しましょう。審査済み物件と二言語対応スタッフが揃っています。
外国人が多く住むエリアを狙う
新宿区・江東区・荒川区・西東京市などは外国人居住者が多く、大家も外国人入居に慣れているため審査が通りやすい傾向があります。
不動産会社経由で大家に直接確認してもらう
「外国人可」の表示がない物件でも、担当者に確認を依頼しましょう。安定した収入と基本的な日本語コミュニケーション能力があれば、多くの大家が承諾します。
UR賃貸 — 礼金ゼロ・保証人不要
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UR都市機構 — 外国人に優しい公的住宅
UR都市機構の物件は礼金ゼロ・仲介手数料ゼロ・保証人不要です。安定した収入（家賃の約4倍の月収）があれば外国人でも入居可能です。全国70万戸以上。UR窓口またはオンラインで直接申し込み可能です。
交渉のコツ
大家が躊躇している場合：敷金を多めに積む（1ヶ月→2ヶ月）、追加の身元保証書を提出する、長期契約を提案するなどが有効です。日本語でのコミュニケーションが少しでもできることを示せると、審査通過率が上がります。
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Try Free Preview →5 Barriers Foreigners Face in Japanese Real Estate
① Language: 重要事項説明書 is Japanese-only
The most critical document in any Japanese real estate transaction — the 重要事項説明書 (jūyō jikō setsumeisho, "important matters explanation") — is always written in Japanese. Licensed real estate agents are legally required to explain it verbally, but there is no official obligation to provide a translated version. Quality of English- or Chinese-language support varies widely by agency. Sumika reports provide all 16 legal risk items in English, Traditional Chinese, and Simplified Chinese.
② Mortgage: Work visa holders face stricter review
Japanese bank mortgage approvals differ significantly by residency status. Permanent residents and special permanent residents qualify on nearly the same terms as Japanese nationals. Work visa holders face tighter criteria: visa validity of at least one year, continuous employment for three or more years, and documented repayment capacity are typically required. Major banks such as Mizuho and SMBC have dedicated foreign client desks with more flexible products. Cash purchases bypass this barrier entirely, and overseas cash buyers have become increasingly common.
③ Guarantor: Traditional system shifting post-2020 Civil Code reform
Rental contracts historically required a personal guarantor (連帯保証人), which was difficult for foreigners without Japanese contacts. The 2020 Civil Code reform accelerated a shift already underway: guarantor companies (賃貸保証会社) are now the standard. Most properties accept a guarantor company alone. Approval typically takes one to two business days and initial fees run 0.5 to 1 month's rent. UR public housing and municipal housing corporations often waive guarantor requirements entirely, making them attractive options for newcomers.
④ Residency registration: 住民登録 required for 3+ month stays
Foreign nationals staying in Japan for three months or longer are legally required to register at their municipal office (住民登録). A 住民票 (resident registration certificate) is needed for virtually every formal transaction: opening a bank account, signing a mobile contract, applying for a mortgage, and completing real estate purchases. Foreigners can also complete 印鑑登録 (personal seal registration) at the municipal office, which is required for some property purchase documents.
⑤ Tax: Non-resident sellers face 10.21% withholding by buyer
Foreign property owners in Japan face Japanese tax obligations. Rental income is classified as 不動産所得 (real estate income) and must be declared in an annual tax return. When a non-resident sells Japanese real estate, the buyer is legally required to withhold 10.21% of the sale price and remit it to the tax authority on the seller's behalf. Consulting a Japanese tax accountant before purchasing investment property is strongly recommended.
Checklist for Foreign Buyers
Frequently Asked Questions
Q. Can foreigners own property in Japan?
A. Yes. There are no restrictions on foreign nationals purchasing real estate in Japan, regardless of nationality or visa type. Certain categories of land such as farmland and forest may require a notification filing, but residential and commercial property purchases face no nationality-based restrictions.
Q. Can foreigners get a Japanese mortgage?
A. Permanent residents qualify on nearly the same terms as Japanese nationals. Work visa holders face stricter review, but some banks offer dedicated foreign buyer mortgage products. Major city banks such as Mizuho and SMBC, as well as some foreign banks operating in Japan, have foreign client desks worth approaching.
Q. Do I need to be in Japan to purchase?
A. No. You can designate an attorney or judicial scrivener (司法書士) using a notarized power of attorney to complete the transaction on your behalf without being physically present in Japan. However, an in-person property inspection before purchase is strongly recommended.
Q. Can I buy for investment?
A. Yes, investment property purchases are permitted regardless of visa type. Rental income from Japanese property must be declared in a Japanese tax return. Non-resident sellers face a withholding obligation on the buyer's side at 10.21% of the sale price.