Introduction

Selling your home in Japan involves more than just accepting an offer—it ends with the closing process, where ownership is officially transferred, and payment is finalized. Whether you're selling a city apartment, countryside property, or akiya (vacant home), understanding how closing works will help ensure a smooth, secure, and successful transaction.

This guide walks you through each step of the closing process in Japan, what to expect, and how to prepare.

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1. What Is Closing in Japan?

“Closing” refers to the final stage of a real estate sale, when all legal documents are signed, payment is made, and ownership is transferred to the buyer. In Japan, this process is highly structured and usually involves:

✔ The seller and buyer
✔ A licensed real estate agent
✔ A judicial scrivener (司法書士 – shihō shoshi)
✔ Possibly a representative from the buyer’s bank (if mortgage is involved)

Closing usually happens at a real estate office or bank, and can take 1–2 hours to complete.

2. Timeline: How Long Does Closing Take?

From accepting an offer to final closing, the timeline is typically 30 to 60 days, depending on:

• Whether the buyer is paying cash or using financing
• How quickly documentation is prepared
• The condition and location of the property

Akiya and rural properties with cash buyers may close faster, while homes involving mortgages may take longer due to bank processes.

3. Documents You’ll Need as the Seller

Prepare these documents in advance to avoid delays:

• Property Registration Certificate (登記事項証明書)
• Personal identification (passport, My Number card, or residence card)
• Fixed Asset Tax Certificate (固定資産税納税通知書)
• Property Survey Map (地積測量図)
• Power of Attorney (if selling from abroad)
• Copy of the Sales Agreement (売買契約書)

Your real estate agent and judicial scrivener will help guide you through any additional documents required.

4. The Role of the Judicial Scrivener (Shihō Shoshi)

The judicial scrivener handles the legal transfer of property title and ensures all legal steps are completed correctly.

They:

• Verify all parties’ identities and documentation
• Submit ownership transfer forms to the Legal Affairs Bureau (法務局)
• Handle mortgage registration (if applicable)
• Confirm property liens or unpaid taxes

The scrivener is a neutral party, usually selected by the buyer, but trusted by both sides.

5. The Day of Closing: What Happens?

Here’s what to expect on closing day:

✅ Step-by-Step:

1. All parties meet at a designated location (real estate office or bank)
2. Final documents are reviewed and signed
3. Buyer submits full payment (cash or via mortgage loan disbursement)
4. Judicial scrivener submits ownership transfer documents
5. Seller hands over:
   • Property keys
   • Manuals for appliances
   • Property-related documents (if not already given)
6. Seller receives payment (bank transfer or certified check)

Once complete, ownership is officially transferred, and the sale is finalized.

6. What Are the Seller’s Costs at Closing?

As a seller, your closing costs may include:

• Real estate agent commission (typically 3% + ¥60,000 + tax)
• Stamp duty on the Sales Agreement (based on sale price)
• Prorated fixed asset tax (shared with buyer)
• Possible capital gains tax (if applicable)

✔ Be sure to clarify with your agent or accountant to avoid surprises.

7. Tips for a Smooth Closing

✔ Prepare your documents early
✔ Be responsive to your agent and buyer’s requests
✔ If selling from abroad, assign a power of attorney in Japan
✔ Use a trusted judicial scrivener
✔ Keep communication open and professional

Final Thoughts: Closing With Confidence

Closing on a home in Japan is straightforward—but only if you're prepared. Knowing what to expect and working with the right professionals makes all the difference.

✔ Gather documents in advance
✔ Understand your responsibilities and costs
✔ Work with a reliable agent and judicial scrivener

At Old Houses Japan, we help sellers navigate every step of the process—from listing to closing—so you can move forward with confidence. Need help selling your home in Japan? Book a consultation with our team today.