Free tool

Japan property cost calculator

The sticker price is only the start. Estimate the real, all-in cost of buying in Japan — acquisition tax, registration, stamp duty, agent commission, scrivener fees and the first year of property taxes — in yen and USD.

Your purchase

All amounts in Japanese yen (¥). Adjust anything — results update instantly.

Purchase price From the listing

Property type

Assessed value (optional) 固定資産税評価額

The tax base for most fees. Ask the seller for the prior-year fixed-asset tax notice to pin this down; otherwise we estimate 70% of the price.

Land share of value

Land and buildings are taxed at different rates.

Land area (optional)

m²

Refines the 200 m² residential-land reductions.

Judicial scrivener fee

司法書士 — typically ¥80,000–¥150,000 to handle registration.

Owner-occupied residence Applies reduced registration rates and the acquisition-tax deduction. In a city-planning area Adds the city planning tax (都市計画税). Most urban and suburban parcels qualify.

One-time costs at closing

Stamp duty: 印紙税 — banded by contract price.
Agent commission: 仲介手数料 — regulated cap.
Registration & license tax: 登録免許税 — on the assessed value.
Acquisition tax: 不動産取得税 — billed months after closing.
Judicial scrivener: 司法書士 — registration handling.

Total one-time

— of purchase price

—

First-year recurring tax

Fixed asset tax: 固定資産税 — billed annually.
City planning tax: 都市計画税 — urbanisation areas.

Total annual

—

All-in, first year

Price + one-time costs + first year’s tax

—

Good to know

This is a planning estimate, not tax advice. Final amounts vary by municipality, the 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). The seller’s prior-year tax notice is the reliable source.
Real estate acquisition tax is billed by the prefecture months after closing — budget for it, and don’t be surprised when it arrives.
Most overseas buyers pay cash; mortgage registration tax is not included. If you finance, add ~0.1–0.4% of the loan.
If you don’t live in Japan, you must appoint a 納税管理人 (tax agent) to receive and pay these notices.
Rates current as of 2026, reflecting Japan’s FY2026 (令和8) reforms. Reduced rates have statutory expiry dates (land registration to 2029-03-31; acquisition tax, stamp duty and reduced building registration to 2027-03-31).

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