We gather data objectively from the latest available sources and share what we find useful.
We hope it helps anyone looking for a home in Japan, or considering a business built around property.
Plan for about JPY 106M–107M in total, roughly 6%–7% on top of the price. That is for an individual cash buyer of a JPY 100 million resale condominium in Minato Ward, as a June 2026 illustration.
From purchase price to full budget
100.0M
JPY 106M–107M
above listing price
A planning illustration, not a forecast or final quote. Actual costs depend on the property, buyer, timing, tax treatment and transaction structure. The range will differ for financed purchases, other property types and other buyers.
The scenario behind the numbers
Registration and acquisition taxes are based on an official tax value, not the price. The JPY 50 million used here is a simplified proxy for illustration, not the market, appraisal or actual assessed value of any property.
Land is not subject to consumption tax, and where tax applies to the building, listing prices are shown tax-inclusive. A JPY 100 million price does not normally mean JPY 100 million plus 10%.
Sources: National Tax Agency — Non-taxable transactions · Total amount display
How each number is worked out
1Brokerage commission
approx. JPY 3.37MThe statutory cap for sales above JPY 4 million: price × 3% + JPY 60,000, plus consumption tax.
Show the calculation
| Calculation | Amount |
|---|---|
| JPY 100M × 3% + JPY 60,000 | JPY 3.06M |
| Including 10% consumption tax | JPY 3.366M |
2Stamp duty
JPY 0.03MJPY 30,000 for contracts over JPY 50 million and up to JPY 100 million, under the reduced schedule applicable through March 31, 2027. Small, but part of the budget.
Source: National Tax Agency — Reduced stamp duty for real estate transfer contracts
3Registration and license tax
approx. JPY 0.75MBased on the registered tax value, not the price. Here: land JPY 35.0M at 2.0%, building JPY 15.0M at the reduced residential rate of 0.3%.
Show the calculation and rate notes
| Item | Rate Used | Approx. Tax |
|---|---|---|
| Land transfer registration (proxy JPY 35.0M) | 2.0% | JPY 0.700M |
| Residential building transfer registration (proxy JPY 15.0M) | 0.3% | JPY 0.045M |
| Total | approx. JPY 0.75M |
As of the official source checked for this article, the reduced 0.3% rate for qualifying residential building transfer registration is available through March 31, 2027, where requirements are satisfied and the required certificate is obtained. The previous 1.5% reduced land transfer registration rate should not be used for a June 2026 illustration unless an official extension beyond March 31, 2026 is confirmed, so this article uses 2.0% for land. Actual tax depends on the registered tax base, property details, certificate availability, timing and eligibility.
Source: National Tax Agency — Registration and license tax table
4Real estate acquisition tax
approx. JPY 0.1M–0.4MAbout JPY 1.0M before relief. For a qualifying individual buying a resale home for self-use, residential relief can reduce it sharply; eligibility must be confirmed for each property and buyer. It may be billed after closing, so plan for it in advance.
Show the pre-relief calculation
| Item | Approx. Taxable Base | Rate | Approx. Tax |
|---|---|---|---|
| Land (half-base of JPY 35.0M) | JPY 17.5M | 3% | JPY 0.525M |
| Building | JPY 15.0M | 3% | JPY 0.450M |
| Pre-relief total | approx. JPY 0.975M |
In this example, a 20-year-old, 55–65 sqm condominium may satisfy the general age, floor area and residential-use assumptions used for this simplified illustration, so this article uses approximately JPY 0.1M–0.4M after relief as a planning range.
Source: Tokyo Metropolitan Taxation Bureau — Real estate acquisition tax
5Other closing and settlement items
approx. JPY 0.5M–1.5MJudicial scrivener, fire insurance, and the pro-rata settlement of fixed asset tax and condominium fees between seller and buyer.
Show the breakdown
| Item | Approx. Range |
|---|---|
| Judicial scrivener fee | approx. JPY 0.15M–0.30M |
| Registration-related disbursements / certificates | approx. JPY 0.03M–0.08M |
| Fire insurance | approx. JPY 0.05M–0.20M |
| Prorated fixed asset tax / city planning tax settlement | approx. JPY 0.10M–0.35M |
| Condominium management fee / repair reserve settlement | approx. JPY 0.05M–0.30M |
| Small closing buffer | approx. JPY 0.10M–0.30M |
| Total | approx. JPY 0.5M–1.5M |
Fixed asset tax and city planning tax are assessed to the owner as of January 1, but in sale transactions the seller and buyer commonly adjust them at closing. Management fees and repair reserve contributions may also be prorated depending on timing and terms.
Source: Tokyo Metropolitan Taxation Bureau — Fixed asset tax and city planning tax
6Initial owner reserve
approx. JPY 1.0MNot a tax. A practical reserve for post-closing administration, minor repairs, setup and early ownership costs. The right amount depends on the buyer and the plan; this is a suggestion only.
Show all items in one table
| Layer | Illustration |
|---|---|
| Scenario Baseline | |
| Purchase price | JPY 100.0M |
| Administrative tax-value proxy (illustration only) | JPY 50.0M |
| — Land proxy | JPY 35.0M |
| — Building proxy | JPY 15.0M |
| Common Acquisition and Initial Ownership Costs | |
| Brokerage commission incl. 10% consumption tax | approx. JPY 3.37M |
| Stamp duty | JPY 0.03M |
| Registration and license tax | approx. JPY 0.75M |
| Real estate acquisition tax after residential relief | approx. JPY 0.1M–0.4M |
| Other closing and settlement items | approx. JPY 0.5M–1.5M |
| Initial owner reserve | approx. JPY 1.0M |
| Estimated additional planning amount | approx. JPY 5.7M–7.0M |
| Estimated total owner-side budget | approx. JPY 105.7M–107.0M |
| Rounded practical planning range | approx. JPY 106M–107M |
Acquisition costs are a normal part of buying property in every market, and Japan is no exception. Seeing them early lets a buyer compare properties calmly, prepare funds and make an offer with a clear budget.
This article is a practical reference, not a substitute for tax, legal, registration or transaction-specific professional advice.
Frequently Asked Questions
How much are closing costs when buying property in Tokyo?
Plan for roughly 6%–7% on top of the price. For an individual cash buyer of a JPY 100 million resale condominium in Minato Ward, as a June 2026 illustration, the total budget is about JPY 106M–107M. This covers brokerage, stamp duty, registration and acquisition taxes, other closing and settlement items, and an initial owner reserve.
How much is the real estate agent commission when buying property in Japan?
The statutory cap for sales above JPY 4 million is the price × 3% + JPY 60,000, plus consumption tax. On a JPY 100 million property that is JPY 3.06M before tax, or about JPY 3.37M (JPY 3.366M) including 10% consumption tax, as used in our June 2026 cost illustration for a Minato Ward resale condominium.
What taxes do you pay when buying property in Japan?
In our June 2026 illustration for a JPY 100 million Minato Ward condominium, stamp duty is JPY 30,000, registration and license tax is about JPY 0.75M, and real estate acquisition tax is about JPY 1.0M before relief, or about JPY 0.1M–0.4M after residential relief. Registration and acquisition taxes are based on an official tax value, not the price.
Is consumption tax added to property prices in Japan?
Normally not on top of the listed price. Land is not subject to consumption tax, and where tax applies to the building, listing prices are shown tax-inclusive. So a JPY 100 million price for a property in Japan does not normally mean JPY 100 million plus 10% consumption tax.
When do you pay real estate acquisition tax in Japan?
Real estate acquisition tax may be billed after closing, so plan for it in advance. In our example it is about JPY 1.0M before relief; for a qualifying individual buying a resale home for self-use, residential relief can reduce it sharply, to a planning range of about JPY 0.1M–0.4M. Eligibility must be confirmed for each property and buyer.
Sources
General information only, not legal, tax or investment advice.