Can You Get a Japan Investor Visa by Buying Property? Business Manager Visa Requirements
Sep 18, 2024 | Updated: Nov 13, 2026
Can buying real estate in Japan qualify you for an investor visa?
Purchasing property alone does not grant you residency rights. However, if you actively operate a property rental or minpaku (short-term rental) business, you may be eligible for the Business Manager visa.
This article explains the minimum eligibility requirements following the October 2025 reforms, including the minimum capital requirement, application process, and key considerations for obtaining a Business Manager visa through a real estate business.
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What Is a Japan Investor Visa?
For foreign nationals seeking long-term residency through business investment or management, Japan's Business Manager visa is one option.
This section explains how the Business Manager visa works and how it applies to real estate investment.
Learn more about real estate investment in Tokyo and property prices by area
What Is Japan's Equivalent of an Investor Visa?
Although terms such as "Investor Visa," "Investment Visa," and "Golden Visa" are sometimes used, none of them is an official Japanese immigration status.
For foreign nationals planning to establish and operate a business or manage an existing company in Japan, the Business Manager visa is the main immigration route.
This visa is intended for individuals who are actively involved in business operations, including making key management decisions and overseeing business activities. Simply investing in a Japanese company or owning shares does not qualify an applicant for this visa.
Applicants must also meet specific requirements, including securing a business premises and meeting the required business scale.
Sources: Immigration Services Agency – Status of Residence: Business Manager, Immigration Services Agency – Clarification of Residence Status Criteria for Foreign Business Managers
Buying Property Alone Does Not Qualify You for a Visa
Purchasing real estate in Japan, whether an apartment, a detached house, or a commercial property, does not automatically qualify you for a Business Manager visa.
Even owning high-value properties and earning rental income is not sufficient on its own. Applicants must meet the visa requirements, including actively managing or operating a business.
Learn more about the process and key considerations for foreign buyers
Business Manager Visa Requirements After the October 2025 Reform
On October 16, 2025, Japan tightened the eligibility requirements for its Business Manager visa, including higher capital and investment thresholds and stricter employee hiring criteria.
The main changes are summarized below.
| Requirement | Before the Reform | After the Reform |
|---|---|---|
| Business Scale | At least ¥5 million in capital or investment, or at least two full-time employees, among other options | At least ¥30 million in capital or investment and at least one full-time employee |
| Japanese Language Proficiency | No universal requirement | The applicant or a full-time employee must have Japanese proficiency equivalent to CEFR B2 or higher |
| Education or Work Experience | No universal requirement for business owners | A master's degree or higher (or equivalent) in a relevant field, or at least three years of business management experience |
| Business Plan | No general requirement for professional review | When applying for an initial status of residence, the business plan must generally be reviewed by a designated professional |
Note: This table provides a simplified overview of the main changes. Exceptions and transitional measures may apply.
The following sections explain the updated requirements in more detail.
Information is current as of October 2026.
Minimum Capital or Investment Requirement: ¥30 Million
To qualify for Japan's Business Manager visa, applicants generally must meet a minimum business capital or investment threshold of ¥30 million.
How this amount is calculated depends on the business structure:
- Corporations: A joint-stock company (Kabushiki Kaisha, or KK) must have at least ¥30 million in capital. For a limited liability company (Godo Kaisha, or GK), the total capital contributions must be at least ¥30 million.
- Sole proprietors: At least ¥30 million must be invested in the business, including expenses such as securing business premises, employee salaries for one year, and equipment purchases.
For corporations, operating expenses such as employee salaries and office maintenance costs cannot be counted toward the ¥30 million capital or contribution requirement.
Meeting this financial requirement alone does not guarantee eligibility. Applicants must also satisfy other conditions, including hiring full-time employees and preparing a business plan.
Importantly, the ¥30 million requirement does not mean that purchasing real estate worth ¥30 million or more will automatically qualify an applicant for a Business Manager visa.
Other Key Eligibility Requirements
In addition to the minimum capital or investment amount, Business Manager visa applicants must meet several other requirements.
| Requirement | Key Eligibility Criteria |
|---|---|
| Full-Time Employment | Employ at least one full-time employee who is a Japanese national, a Special Permanent Resident, or a foreign national holding one of the following residence statuses: Permanent Resident, Spouse or Child of Japanese National, Spouse or Child of Permanent Resident, or Long-Term Resident. |
| Japanese Language Proficiency | The applicant or a full-time employee must demonstrate Japanese proficiency equivalent to CEFR B2 or higher. Accepted forms of proof include JLPT N2 or higher or a BJT Business Japanese Proficiency Test score of at least 400. |
| Education or Work Experience | The applicant must hold a doctoral, master's, or professional degree in business management or a related field, or have at least three years of practical business management experience. |
| Business Premises | Secure business premises in Japan appropriate for the scale of operations. Using a residence as a business office is generally not permitted. |
| Business Plan | Prepare a specific, reasonable, and feasible business plan. In principle, it must be reviewed by a designated professional, such as a Small and Medium Enterprise Management Consultant, Certified Public Accountant, or Certified Tax Accountant. |
Note: For the Japanese-language proficiency requirement, foreign nationals holding work-related statuses of residence may qualify as full-time employees. However, the separate full-time employment requirement limits which individuals can be counted. Hiring only foreign nationals with work-related residence statuses is not sufficient to meet that requirement.
Applicants do not necessarily need to speak Japanese themselves. The language proficiency requirement can also be met if a full-time employee satisfies the prescribed standard.
Even if all these requirements are met, visa approval is not guaranteed. Immigration authorities also assess factors such as whether the business is genuinely operating and whether it can remain viable over time.
Sources: Immigration Services Agency – Amendments to the Landing Criteria for the Business Manager Status of Residence, Immigration Services Agency – Guidelines on the Revised Business Manager Visa Requirements (PDF)
Can You Obtain a Business Manager Visa Through Real Estate Investment in Japan?
Foreign nationals operating a property rental or accommodation business in Japan may be eligible for a Business Manager visa.
However, eligibility depends on more than the amount invested or the number of properties owned. The applicant's actual involvement in managing and operating the business is a key factor.
Sources: Immigration Services Agency – Status of Residence: Business Manager, Immigration Services Agency – Amendments to the Landing Criteria for the Business Manager Status of Residence
When Real Estate Investors May Qualify
Foreign nationals who operate a property rental or accommodation business and actively oversee its operations may be eligible for a Business Manager visa.
For example, in a property rental business, management responsibilities may include developing business strategies, overseeing finances, planning repairs and maintenance, and supervising property management companies.
Similarly, those operating vacation rentals or hotels must take an active role in managing the business. This may involve developing business plans, setting rental rates, and managing employees.
In all cases, applicants must meet the eligibility requirements discussed earlier, including the minimum capital or investment amount and full-time employment requirements. Accommodation businesses must also obtain the necessary permits or submit the required notifications, depending on the type of operation.
When Obtaining a Visa May Be Difficult
Even if an applicant owns or operates a real estate business, obtaining a Business Manager visa may be difficult if they have limited direct involvement in its management.
For example, this may apply when nearly all property management and operations are outsourced, and the applicant does not actively participate in day-to-day business management.
The Immigration Services Agency also identifies other situations in which an applicant's actual management involvement may be considered insufficient. These include outsourcing most business activities or being unable to demonstrate an understanding of key business information, such as operations and financial performance.
However, outsourcing property management is not prohibited. What matters is whether the applicant retains genuine responsibility for business decisions and management.
Learn more about managing investment properties
Can You Obtain a Business Manager Visa by Operating a Minpaku or Accommodation Business?
Foreign nationals operating a minpaku (a short-term vacation rental, similar to an Airbnb listing) or other lodging business in Japan may be eligible for a Business Manager visa provided they meet the applicable requirements.
However, obtaining the permits or submitting the notifications required to operate a minpaku business is separate from applying for a Business Manager visa. Local regulations also vary by municipality, so it is important to check the applicable rules before starting operations.
Three Legal Frameworks for Operating a Minpaku Business
There are three main legal frameworks for operating a minpaku business in Japan.
| Legal Framework | Required Procedure | Key Features |
|---|---|---|
| Private Lodging Business Act (Minpaku Law) | Notification | Operations are limited to 180 days per year. Local ordinances may impose additional restrictions on operating periods. |
| Inns and Hotels Act (Simple Lodging Business) | License | No annual limit on operating days, but properties must meet facility, equipment, and zoning requirements. |
| National Strategic Special Zones Act (Special Zone Minpaku) | Certification | Available only in designated areas, with minimum stay requirements set by local ordinances. No annual limit on operating days. |
Each has different registration or licensing procedures and operating conditions. Investors should determine which framework applies based on their business plans and the property's location.
For more information about each framework and local restrictions, see our guide to Japan's minpaku regulations and real estate investment for foreign nationals.
Source: Japan Tourism Agency – Overview of Minpaku
Minpaku Operators Must Also Meet Business Manager Visa Requirements
Foreign nationals seeking a Business Manager visa through a minpaku or other accommodation business must generally meet the same eligibility requirements outlined earlier, including a minimum business capital or investment of ¥30 million and the employment of at least one qualifying full-time employee.
Applicants must also be actively involved in managing and operating the business. Simply owning a vacation rental property or obtaining an operating permit does not, in itself, qualify someone for a Business Manager visa.
Sources: Immigration Services Agency – Amendments to the Landing Criteria for the Business Manager Status of Residence, Immigration Services Agency – Status of Residence: Business Manager
Regulations to Check Before Buying a Minpaku Property
Minpaku operations in Japan may be restricted by location or operating period, depending on the municipality. Some local governments have also been reviewing and tightening their regulations in recent years.
For example, Osaka City stopped accepting new applications for Special Zone Minpaku certification on May 29, 2026. Properties that have already received certification by that date may continue operating, but new applications are no longer accepted.
Minpaku businesses operating under the Private Lodging Business Act may also face restrictions on permitted operating days or periods under local ordinances.
Before purchasing a property for short-term rental use, investors should check local ordinances, zoning regulations, and building management rules to confirm whether the intended accommodation business is permitted.
Sources: Osaka City – Approval of Changes to the Special Zone Minpaku Area Plan, Japan Tourism Agency – Overview of the Private Lodging Business Act, Japan Tourism Agency – Frequently Asked Questions About Minpaku Regulations
How to Apply for a Business Manager Visa in Japan
For foreign nationals planning to establish and operate a business in Japan from overseas, the Business Manager visa application process generally involves the following steps.
| Step | Procedure | Key Details |
|---|---|---|
| Step 1 | Develop a Business Plan | Outline the proposed business activities, revenue projections, and financial plans. |
| Step 2 | Prepare to Launch the Business | Establish a company if necessary, secure business premises, and make arrangements to meet the capital or investment and full-time employment requirements. |
| Step 3 | Prepare the Required Documents | Gather a professionally reviewed business plan, company registration documents, and evidence of business scale, Japanese language proficiency, education, and work experience. |
| Step 4 | Apply for a Certificate of Eligibility (COE) | Submit a COE application to a regional immigration office in Japan for review. |
| Step 5 | Apply for a Visa and Enter Japan | Once the COE is issued, apply for a visa at a Japanese embassy or consulate. After the visa is issued, travel to Japan. |
The required documents vary depending on the business structure and application category. For detailed requirements, refer to the official Immigration Services Agency website.
Source: Immigration Services Agency – Status of Residence: Business Manager
Note: If you already hold another status of residence in Japan, the process will differ. You may need to apply for a change of status of residence instead.
Frequently Asked Questions About Japan's Business Manager Visa
Here are answers to frequently asked questions about the Business Manager visa, including the permitted period of stay, whether family members can join you, and how the 2025 reforms affect visa renewals.
How Long Can You Stay in Japan on a Business Manager Visa?
The Business Manager visa allows for a period of stay of five years, three years, one year, six months, four months, or three months.
The actual period granted is determined during the immigration screening process, so applicants are not guaranteed their preferred length of stay.
If you wish to continue operating your business after your authorized period of stay expires, you must apply for an extension. Immigration authorities will assess factors such as your business performance and compliance with applicable laws and regulations.
Sources: Immigration Services Agency – Status of Residence: Business Manager, Immigration Services Agency – Immigration and Residence Examination FAQ
Can Your Family Live in Japan if You Have a Business Manager Visa?
Your spouse and children may be eligible to live in Japan under the Dependent status of residence if they are financially supported by you and meet the applicable requirements.
However, family members do not automatically receive residence status when you obtain a Business Manager visa. They must apply separately.
Applications generally require documents proving the marital or parent-child relationship, along with evidence of the sponsoring family member's employment and income.
Source: Immigration Services Agency – Status of Residence: Dependent
Can You Renew a Business Manager Visa Issued Before the 2025 Reform?
Transitional measures apply to foreign nationals who held Business Manager status before the October 16, 2025, reform.
For renewal applications submitted on or before October 16, 2028, applicants will not necessarily be denied solely because they do not meet the new eligibility requirements.
After that date, applicants are generally expected to comply with the revised standards. However, individual circumstances may be considered, such as a business with strong operating performance, a good tax compliance record, and a reasonable prospect of meeting the new requirements by the next renewal.
Can You Get a Business Manager Visa by Operating a Minpaku Business?
Operating a minpaku (short-term rental) business alone does not qualify you for a Business Manager visa.
Applicants must be actively involved in managing and operating the business and meet the eligibility requirements, including having at least ¥30 million in business capital or investment and employing the required number of full-time employees.
For more details, see the section above, "Can You Obtain a Business Manager Visa by Operating a Minpaku or Accommodation Business?"
Conclusion
Obtaining a Business Manager visa in Japan generally requires at least ¥30 million in business capital or investment, along with meeting other eligibility requirements. Purchasing real estate alone does not qualify you for the visa. Active involvement in business management is essential.
If you are considering purchasing real estate in Japan, Japan Property can help you explore your options. We connect international buyers with real estate agencies based on their preferred locations, budgets, and property types.