Free Tool
Japan Property Cost Calculator
Estimate the full cost of buying a property in Japan: acquisition tax, registration tax, stamp duty, agent commission, scrivener fee, and first-year fixed asset tax.
Inputs
All amounts in JPY. Assessed value defaults to 70% of the purchase price; override if you know it.
One-time costs at closing
Paid once, around or shortly after the purchase.
- Stamp duty (印紙税)Banded by contract price; uses the special-rate table.
- ¥10,000
- Agent commission (仲介手数料)3% + ¥60,000 + 10% consumption tax, regulated cap.
- ¥1,716,000
- Registration & license tax (登録免許税)Land 1.5% + building 0.3% of assessed value (residential).
- ¥357,000
- Real estate acquisition tax (不動産取得税)3% of assessed value, residential land halved, owner-occupier ¥12M deduction.
- ¥375,000
- Judicial scrivener (司法書士)Typical ¥80,000–¥150,000 — edit below.
- ¥100,000
- Total one-time
- ¥2,558,000
- As a % of purchase price
- 5.1%
First-year recurring tax
Billed annually by the municipality.
- Fixed asset tax (固定資産税)1.4% × assessed value; residential land within 200sqm taxed at 1/6.
- ¥245,000
- City planning tax (都市計画税)Up to 0.3% × assessed value where the parcel sits in an urbanisation-promotion area.
- ¥63,000
- Total annual
- ¥308,000
All-in first year
¥52,866,000
Purchase price + one-time costs + first year's annual tax.
Important notes
- This calculator is for planning only and is not tax advice. Final amounts vary by municipality, exact assessed value, and the specific reductions you qualify for.
- The biggest variable is the 固定資産税評価額 (assessed value). Ask the seller for the prior-year fixed asset tax notice to pin this down.
- Acquisition tax is billed by the prefecture months after closing — don't forget it.
- If you are not resident in Japan, you must appoint a 納税管理人 (tax agent) to receive these notices.