How to Register as the New Owner of a Japanese Home

How to Register as the New Owner of a Japanese Home

Buying a home in Japan doesn’t officially end when you get the keys—it ends when you’re legally recognized as the new owner. For both domestic and international buyers, one of the most important (and often overlooked) steps is properly updating the property’s registration with the Japanese government.

In this guide, we’ll explain what property registration involves, how the process works, and how to avoid common mistakes that can delay or invalidate your purchase. Whether you’re buying an akiya through Old Houses Japan or purchasing a more conventional property, this step is essential.

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What Is Property Registration in Japan?

In Japan, real estate ownership is tracked by the Legal Affairs Bureau (法務局 / houmukyoku). All land and buildings are recorded in the Real Property Registry (fudousan touki / 不動産登記), which includes details like:

• Owner’s name and address
• Type of property (land, building, or both)
• Date of ownership change
• Liens, mortgages, or usage rights

Once the sale is complete, the buyer must submit a registration of ownership transfer (shoyūken iten tōki / 所有権移転登記) to make it official. Without this, the law still considers the previous owner responsible for the property.

Who Handles the Registration?

The process is usually handled by a legal specialist called a judicial scrivener (shiho shoshi / 司法書士). They:

• Prepare the registration documents
• Confirm the identities of all parties
• Submit the paperwork to the Legal Affairs Bureau
• Ensure the transfer is recorded accurately and completely

While it’s legally possible to file it yourself, it’s highly recommended—especially for foreign buyers—to use a professional.

Old Houses Japan works directly with bilingual judicial scriveners to make this step seamless for international clients.

Documents You’ll Need

To register as the new owner, you’ll typically need:

• The deed of sale (baibai keiyaku-sho)
• The fixed asset tax certificate
• A certificate of seal impression (inkan shōmei) from both parties
• Your personal ID or residence card
• The property registration ID and map
• A power of attorney if someone is filing on your behalf

You’ll also need to pay a registration tax, which is usually 0.4% of the property’s assessed value.

When Should You File the Registration?

Registration should be completed as soon as possible after:

• Signing the purchase agreement
• Completing payment to the seller
• Receiving confirmation from the seller that all conditions have been met

In most cases, your judicial scrivener will file everything on the day of closing or shortly afterward.

What Happens If You Don’t Register?

If you fail to register the transfer of ownership:

• You may still be legally considered a non-owner
• You can’t sell, rent, or legally renovate the property
• The seller may remain liable for taxes, insurance, or damages
• The property may not be protected in case of disputes or inheritance

Failure to register also prevents you from taking advantage of any local housing subsidies or applying for renovation permits.

How Old Houses Japan Helps

For foreign buyers, this step can feel overwhelming. That’s why Old Houses Japan works with:

• Judicial scriveners experienced in international transactions
• English-speaking legal professionals
• City offices to verify documentation and tax obligations
• Buyers to ensure nothing is lost in translation

We help coordinate the entire registration process so that you’re fully protected and legally recognized as the owner.

Final Thoughts

Registering as the new owner of a Japanese home isn’t just a formality—it’s the final and most important step in your property journey. Whether you’re buying a 100-year-old akiya or a countryside getaway, proper registration ensures peace of mind, legal clarity, and financial protection.

Need help with your registration? Contact Old Houses Japan to get guidance and support from experts who understand the unique needs of international buyers.