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01 | Verify the Agent and Parties
Businesses brokering real estate sales in Japan generally need a real estate transaction business license. Check the company's name, license and office address in the Ministry of Land, Infrastructure, Transport and Tourism's public register. Do not rely solely on a website or business card.
Identify the seller, broker and any representative, and confirm the representative's authority to sign. A valid business license confirms basic qualifications; the documents for each transaction still need to be checked.
02 | Check Listings and Property Rights
Confirm the property remains available, then compare its address, area, age and price across the listing, current condition and formal documents. Photos and online descriptions are only a starting point.
Review land and building registration information for the registered owner and rights such as mortgages. Also ask about leasehold rights, tenancies and other arrangements affecting possession or use. Registration should be checked alongside actual occupancy and use.
03 | Check Building and Land-Use Rules
Zoning, building coverage ratios and floor-area ratios affect permitted uses and building size. An existing building does not necessarily mean you can rebuild, extend or change its use in the same way later.
For a house or land, verify the legal classification of the adjoining road, access requirements and any rebuilding restrictions. Check feasibility before buying if you plan to renovate, lease or change the property's use.
04 | Review Hazards and Management
Consult official national and local hazard information for flooding, landslides and tsunamis. Hazard maps are scenario-based estimates.
For existing homes, review the building's condition, known defects and repair history. For condominiums, check the management rules, monthly fees, repair reserve contributions and long-term maintenance plan to understand ongoing obligations.
05 | Review Contract Terms and Costs
The purchase price is only part of the budget. Brokerage fees, registration expenses, taxes and management-related costs may also apply. Brokerage remuneration is subject to legal limits, while the specific amount and payment timing should be agreed in advance.
Check the deposit, cancellation conditions, handover date and what is included in the property's condition at handover. If you need financing, review any loan contingency and its deadlines. Also understand the seller's contractual liability for nonconformity and applicable notice periods.
06 | Verify Payments and Pre-Contract Explanations
The Important Matters Explanation document is used by a licensed transaction specialist to explain property rights, legal restrictions and important transaction conditions before the contract. The Sale and Purchase Agreement records the parties' agreed price, payments, handover, termination terms and responsibilities. They serve different purposes; review both.
Before transferring funds, check the beneficiary, account, amount and purpose against the agreed documents. Statutory protection for deposits applies only when the transaction meets the relevant legal conditions. If payment is suddenly rushed, bank details change or documents are withheld, pause and verify through an independently confirmed contact channel.
FAQ | Can overseas buyers receive an Important Matters Explanation online (IT-jusetsu)? Yes. Video-based explanations are permitted for Japanese property sales when the required conditions are met, including advance access to necessary documents, identification of the specialist, and clear two-way communication. Electronic delivery of documents must also meet its separate requirements.
If you have found a property of interest, TUKISUMI can draw on its licensed real estate transaction specialist's expertise to help review transaction information and coordinate purchase terms. Use our Property Purchase Inquiry to discuss your needs.
If bank details suddenly change
Suppose an email after signing asks you to pay a different account. Pause the transfer and retain the email and attachments. Contact the original transaction contact through a previously verified phone number or channel, rather than relying on a reply or a new number in that email. Check the account holder, reason and written instructions, and confirm closing arrangements with the agent and judicial scrivener. Do not pay until discrepancies are resolved.