Loan Guide
Home Loans & Mortgages in Japan for Foreigners
Final revised manuscript — September 2026
Can Foreigners Get a Home Loan in Japan?
Getting a home loan in Japan as a foreigner is possible, but your options depend on factors such as your residency status, income, employment history, down payment, and the lender you choose.
Foreigners with permanent residency generally have access to a wider range of Japanese mortgage products. However, some lenders also offer home loans to foreign residents without permanent residency if they meet certain requirements. For non-residents living overseas, conventional Japanese home loans are much more difficult to obtain, and alternative financing or investment property loans may need to be considered.
This guide explains how mortgages in Japan work, typical eligibility requirements, interest-rate options, down payments, lenders that serve foreign borrowers, required documents, and the application process.
Last updated: September 2026
As a general guide:
| Applicant Status | Typical Mortgage Availability |
|---|---|
| Permanent resident in Japan | Broad access to Japanese home loans |
| Special permanent resident | Broad access to Japanese home loans |
| Resident without permanent residency | Available from selected lenders, subject to additional requirements |
| Spouse of a Japanese citizen or permanent resident | May qualify with selected lenders |
| Non-resident living overseas | Conventional Japanese home loans are generally difficult to obtain |
| Buyer purchasing for investment | Investment property financing rather than a standard home loan is generally required |
For example, the government-backed Flat 35 program requires foreign applicants to hold permanent-resident or special-permanent-resident status. Some private lenders, however, have different eligibility criteria.
Foreigners can own real estate in Japan regardless of nationality or permanent-residency status. For more information about ownership rules and the purchasing process, see our Guide to Buying Property in Japan.
How Home Loans in Japan Work
A Japanese home loan (住宅ローン / jutaku loan) is generally intended for purchasing or constructing a property that the borrower or their family will use as a residence.
It should therefore be distinguished from an investment property loan. If you intend to rent out the property or purchase it primarily as an investment, a standard residential mortgage may not be available.
Mortgage terms vary by financial institution, but lenders generally assess the borrower's income, employment stability, existing debts, age, residency status, creditworthiness, and the value and condition of the property.
Typical Mortgage Requirements in Japan
Although requirements differ by lender, the following factors are commonly considered:
| Requirement | What Lenders Typically Consider |
|---|---|
| Residency status | Permanent residency, visa type and length of residence in Japan |
| Income | Annual income and stability of earnings |
| Employment | Employer, employment type and length of service |
| Existing debt | Other loans and total repayment burden |
| Age | Age at application and expected age at final repayment |
| Down payment | Available cash relative to the property price |
| Property | Location, value, age, construction and intended use |
| Japanese ability | Some lenders require applicants to understand contracts in Japanese |
| Insurance | Eligibility for group credit life insurance may be required |
There is no single income, employment-period or down-payment requirement that applies to every Japanese bank. Applicants should therefore compare individual lenders rather than assume that one set of criteria applies across the entire market.
Permanent Residency and Mortgages in Japan
Permanent residency can make a significant difference when applying for a mortgage in Japan.
Foreign nationals with permanent residency are generally able to apply for many of the same residential mortgage products available to Japanese citizens, provided they meet the lender's other credit and income requirements.
For example, Flat 35 accepts Japanese nationals, permanent residents and special permanent residents who meet its other requirements. Its general debt-to-income criteria are 30% or less for applicants with annual income below ¥4 million and 35% or less for those earning ¥4 million or more.
Permanent residency does not, however, guarantee approval. Income, existing debts, employment, age and the property itself remain part of the lender's assessment.
Can You Get a Mortgage in Japan Without Permanent Residency?
Yes. Some Japanese banks offer home loans to foreign residents who do not have permanent residency.
Products and screening standards vary substantially between lenders. Some banks offer dedicated products for non-PR foreign residents, while others may accept non-PR applicants only when additional conditions are met.
Foreign residents without PR may have a better chance of approval when they can demonstrate:
- Stable employment and income in Japan
- A sufficient period of employment or business history
- A substantial down payment or financial assets
- A strong repayment capacity with limited existing debt
- A spouse who is a Japanese citizen or permanent resident, where required by the lender
- Sufficient Japanese ability to understand loan documentation, or access to a lender providing English-language support
For example, AEON Bank and Tokyo Star Bank offer housing loan products specifically available to foreign residents without permanent residency. Other lenders, including SMBC Trust Bank PRESTIA, may also accept applications from non-PR foreign residents subject to their eligibility requirements.
How Much Can You Borrow for a Home in Japan?
The amount you can borrow depends on both the borrower and the property.
Banks typically consider your annual income, existing debt obligations, loan term, age, applicable interest rate and the appraised value of the property.
One important measure is the debt-to-income ratio (DTI), which compares annual loan repayments with annual income.
For reference, Flat 35 uses maximum total repayment ratios of:
- 30% for annual income below ¥4 million
- 35% for annual income of ¥4 million or more
These figures include qualifying repayments on other debts as well as the proposed housing loan.
Private banks use their own screening standards, so the amount offered by one lender may differ substantially from another.
How Much Down Payment Do Foreigners Need in Japan?
There is no universal minimum down payment for foreign mortgage applicants in Japan.
The required amount depends on factors including permanent-residency status, income, financial assets, the lender and the property's appraised value.
Some non-PR mortgage products have specific requirements. For example, AEON Bank's housing loan for borrowers without permanent residency requires the borrower to provide at least 20% of the property purchase price from their own funds.
Buyers should also remember that the down payment is not the only cash required.
Additional acquisition costs can include registration expenses, judicial scrivener fees, stamp duty, brokerage fees, loan-related fees, insurance and taxes.
As a result, it is advisable to calculate both the down payment and purchasing costs before deciding how much to borrow.
Mortgage Interest Rates in Japan
Japanese mortgages are generally available with either variable or fixed interest rates.
Variable-Rate Mortgages
With a variable-rate mortgage, the applicable interest rate can change over the life of the loan.
These loans may initially offer lower rates than long-term fixed-rate mortgages, but borrowers assume the risk that their financing costs may rise if market interest rates increase.
Fixed-Rate Mortgages
A fixed-rate mortgage keeps the applicable rate fixed for either a specified period or the full term of the loan, depending on the product.
This provides greater predictability when planning long-term repayments, although the initial rate may be higher than some variable-rate products.
Flat 35
Flat 35 is a long-term fixed-rate housing loan offered through participating financial institutions in cooperation with the Japan Housing Finance Agency.
Foreign applicants must have permanent-resident or special-permanent-resident status, in addition to satisfying the program's other requirements.
Mortgage Rates Can Change
Mortgage rates should always be checked directly with lenders before applying. Rates can vary depending on the lender, loan-to-value ratio, selected fee plan, borrower profile, and market conditions.
Because Japanese mortgage rates and lender campaigns can change frequently, borrowers should use current rates published by each lender rather than relying on historical mortgage rates when comparing financing options.
Japanese Banks Offering Home Loans to Foreigners
Several Japanese banks offer home loans to foreign nationals, including some products that do not require permanent residency.
Eligibility requirements vary significantly by lender, so foreign borrowers should compare permanent-residency requirements, income criteria, employment history, down payments, loan limits, repayment terms, supported languages, and eligible properties.
Home Loan Options for Foreigners in Japan
| Financial Institution | Permanent Residency | Key Requirements for Foreign Applicants | Loan Amount / Term |
|---|---|---|---|
| AEON Bank | Not required | Resident in Japan; eligible residence status; Japanese reading and writing ability; employees generally need at least 6 months of employment; business owners and self-employed applicants generally need at least 3 years of business history; at least 20% of the property price must be funded with the borrower’s own funds. |
¥2 million–¥100 million Up to 15 years |
| Tokyo Star Bank | Not required | Resident in Japan; Japanese reading and writing ability; generally at least 1 year of employment as a full-time employee; annual income generally ¥4 million+, or ¥3 million+ for certain full-time employees age 40 or under. Company executives and self-employed applicants generally need at least 3 fiscal periods of business history. |
¥5 million–¥100 million Up to 35 years |
| SBI Shinsei Bank | Conditional | Foreign applicants without permanent residency may be eligible when their spouse is a Japanese citizen or permanent resident and acts as a guarantor, subject to the bank’s other requirements. | Depends on product and screening |
| Suruga Bank | Foreign-customer product available | Suruga Bank lists a dedicated housing loan for foreign customers. Detailed eligibility requirements and loan conditions should be confirmed directly with the bank. | Depends on product and screening |
| Flat 35 | Required | Foreign applicants must have permanent-resident or special-permanent-resident status and meet the program’s other eligibility and property requirements. | Up to 35 years |
| Resona Bank | Required | Foreign applicants generally need permanent-resident or special-permanent-resident status and must meet income, employment, age, property, and other screening requirements. | Up to ¥300 million |
Note: Mortgage eligibility, interest rates, loan limits, and other conditions are subject to individual screening and may change. Information above is based on publicly available information from the respective financial institutions as of September 2026. Please confirm the latest conditions directly with each lender before applying.
AEON Bank
AEON Bank offers a dedicated housing loan for foreign residents who do not have permanent residency. Applicants must reside in Japan and meet the bank's residence-status and Japanese-language requirements.
Employees generally need at least six months of employment, while company owners and self-employed applicants generally need at least three years of business history. The product also requires applicants to fund at least 20% of the property purchase price with their own money.
The loan amount ranges from ¥2 million to ¥100 million, with a maximum loan term of 15 years.
Official information: AEON Bank housing loan information
Tokyo Star Bank
Tokyo Star Bank offers the Star Housing Loan specifically for foreign nationals who have not obtained permanent residency.
Applicants must live in Japan and be able to understand written and spoken Japanese. Full-time employees generally need at least one year of employment and annual income of at least ¥4 million. Certain full-time employees age 40 or under may apply with annual income of at least ¥3 million, subject to additional conditions.
The loan is available from ¥5 million to ¥100 million, with terms of up to 35 years.
Official information: Tokyo Star Bank housing loan information
SMBC Trust Bank PRESTIA
PRESTIA is particularly notable for its services aimed at international customers and provides English-language mortgage support.
Foreign residents without permanent residency may be able to apply depending on their residence status, income, property, and other eligibility requirements. PRESTIA offers housing loans of up to ¥500 million and provides both floating and fixed-rate options.
Because PRESTIA provides English-language support and relatively high loan limits, it may be particularly relevant to international professionals and buyers considering higher-value residential properties in Japan.
Official information: SMBC Trust Bank PRESTIA housing loan information
SBI Shinsei Bank
SBI Shinsei Bank may accept a foreign applicant without permanent residency when the applicant's spouse is a Japanese citizen or permanent resident and acts as a guarantor.
This means the product differs from dedicated non-PR products such as those offered by AEON Bank and Tokyo Star Bank, which may allow eligible foreign residents to apply without relying on a Japanese or permanent-resident spouse.
Official information: SBI Shinsei Bank housing loan information
Suruga Bank
Suruga Bank lists a housing loan for foreign customers among its official loan products. Because detailed eligibility requirements and loan conditions are not fully published on the same page, applicants should confirm the latest requirements directly with the bank.
Official information: Suruga Bank loan rates and products
Flat 35
Flat 35 is a long-term fixed-rate housing loan offered through participating financial institutions in cooperation with the Japan Housing Finance Agency.
Foreign nationals must have permanent-resident or special-permanent-resident status to qualify. Applicants must also satisfy the program’s income and repayment-ratio requirements, and the property must meet Flat 35 technical standards.
Official information: Flat 35 housing loan information
Resona Bank
Resona Bank's standard housing loan is generally available to foreign nationals who have permanent resident or special permanent resident status, subject to the bank's other eligibility requirements and screening.
Official information: Resona Bank housing loan information
Other Japanese Banks
Other major banks, regional banks, and specialist lenders also provide residential mortgage products, but policies toward foreign applicants vary considerably.
Some lenders require permanent residency, while others may consider applicants without PR depending on factors such as employment, income, residence status, spouse, financial assets, Japanese-language ability, and the property being financed.
For this reason, foreign buyers should compare several lenders rather than assuming that rejection by one bank means that mortgage financing is unavailable in Japan.
What Documents Are Required for a Mortgage in Japan?
The exact documents vary by lender and applicant, but foreign borrowers commonly need to prepare:
- Passport
- Residence card
- Certificate of residence (jūminhyō)
- Proof of employment
- Withholding tax certificate or other proof of income
- Tax certificates or tax returns
- Bank statements or evidence of financial assets
- Documentation of existing loans
- Property information
- Purchase agreement or related transaction documents
Self-employed applicants and company owners may be required to provide additional financial statements or several years of tax records.
Documents issued overseas may also require Japanese translations depending on the lender.
How to Apply for a Mortgage in Japan
The exact procedure varies by bank, but a typical mortgage application involves the following stages.
STEP 1 — Check Your Eligibility and Budget
Review your income, available cash, existing debts, residency status and expected monthly repayments. Foreign borrowers should also identify lenders that are likely to accept their residency status before making assumptions about available financing.
STEP 2 — Consult Lenders and Obtain Preliminary Screening
A preliminary mortgage assessment can help determine whether financing is realistic and approximately how much you may be able to borrow.
STEP 3 — Find a Property
Once you understand your approximate financing capacity, you can search for a property within your budget. The property itself will also be assessed by the lender, so loan approval depends on more than the borrower's finances.
STEP 4 — Submit the Formal Mortgage Application
After the purchase process begins, the lender conducts its full credit assessment and property appraisal. Additional documents may be requested during this stage.
STEP 5 — Sign the Loan Agreement
Once final approval is obtained, the borrower enters into the mortgage agreement with the lender.
STEP 6 — Settlement and Loan Disbursement
The mortgage funds are disbursed at settlement, ownership is transferred and the lender's mortgage is registered against the property.
Can Non-Residents Get a Mortgage in Japan?
Obtaining a conventional Japanese home loan is significantly more difficult for people who live outside Japan.
Most residential mortgages are designed for people who reside in Japan and purchase a property for their own use. Non-resident buyers therefore have substantially fewer options.
Depending on nationality, country of residence, financial profile and intended use of the property, possible alternatives may include:
- Financing from a bank in the buyer's home country
- International or cross-border lenders
- Financing secured against assets outside Japan
- Investment property financing
- Purchasing through a Japanese corporation where appropriate
The availability and conditions of these options vary considerably by applicant and lender.
Home Loans vs. Investment Property Loans in Japan
One of the most important distinctions for foreign buyers is whether the property will be used as a home or as an investment.
| Home Loan | Investment Property Loan | |
|---|---|---|
| Primary purpose | Owner-occupied residence | Rental/investment property |
| Main assessment | Borrower's repayment ability | Borrower + investment/property |
| Interest rates | Generally lower | Generally higher |
| LTV | Often higher | Often more conservative |
| Non-resident access | Very limited | Possible through selected financing channels |
A residential home loan should not be used to finance a property purchased primarily for rental investment unless permitted by the lender.
Investment Property Loans for Foreigners
Foreign investors purchasing rental properties in Japan generally need an investment property loan rather than a residential mortgage.
Eligibility may depend on residency, nationality, income, financial assets, the property's expected rental income and location, as well as the lender's own policies.
Some Japanese financial institutions and financing companies may consider foreign residents or certain overseas investors, but conditions can differ substantially from residential home loans.
For overseas investors in particular, it is important to confirm eligibility before selecting a property on the assumption that Japanese financing will be available.
Using a Japanese Corporation for Property Investment
Some overseas investors consider establishing a Japanese company and acquiring investment property through that company.
A Japanese corporation may be able to apply for business or real-estate financing, but establishing a company does not automatically make financing available.
Banks will assess factors such as the company's ownership and management, capital, business plan, guarantors, source of funds, property, expected rental income and the financial position of the ultimate investor.
The legal, tax and financing implications should therefore be reviewed before creating a company solely for the purpose of obtaining a loan.
Frequently Asked Questions
Can foreigners get a mortgage in Japan?
Yes. Foreigners can obtain mortgages in Japan, but available lenders and loan conditions depend heavily on residency status, income, employment, down payment and other factors. Permanent residents generally have the widest range of options.
Do I need permanent residency to get a home loan in Japan?
Not always. Some Japanese banks offer dedicated home loans to foreign residents without permanent residency. AEON Bank and Tokyo Star Bank are examples, while other lenders may accept non-PR applicants subject to additional conditions. Flat 35, however, requires foreign applicants to have permanent-resident or special-permanent-resident status.
Can I get a Japanese mortgage if I live overseas?
Conventional residential mortgages are generally difficult for non-residents because most are designed for residents purchasing an owner-occupied home. Depending on your circumstances, overseas or investment financing may be possible.
How much down payment do foreigners need in Japan?
There is no single percentage that applies to all foreign borrowers. Requirements depend on the lender, residency status, income, financial assets and property. Some products have specific requirements; for example, AEON Bank's housing loan for borrowers without permanent residency requires at least 20% of the property price to be funded with the borrower's own money.
What is the maximum mortgage term in Japan?
Many Japanese mortgages offer terms of up to approximately 35 years, although maximum terms and age limits differ by lender and product. Tokyo Star Bank's housing loan for foreign nationals without permanent residency, for example, offers terms of up to 35 years.
Can foreigners get a mortgage in English?
Some lenders provide English-language assistance. SMBC Trust Bank PRESTIA is particularly notable for providing English-language support to international customers.
Can I use a home loan to buy an investment property?
Generally, a residential home loan is intended for an owner-occupied residence. Properties purchased for rental or investment purposes normally require an investment property loan or other appropriate financing.
Finding the Right Mortgage in Japan
Foreign buyers can obtain home loans in Japan, but there is no single mortgage solution that suits every applicant.
Permanent residency, income, employment, available cash, language ability, the property's intended use and the lender's own policies can all affect eligibility and loan conditions.
Foreign residents without permanent residency should not assume that mortgage financing is unavailable. Dedicated products from lenders such as AEON Bank and Tokyo Star Bank, as well as options from other foreigner-friendly lenders, mean that eligible applicants may still have several financing choices.
Before purchasing property with financing, compare multiple lenders and confirm your eligibility, expected loan amount, interest-rate structure, down payment and required documents.
If you are also considering buying property in Japan, see our Guide to Buying Property in Japan for the complete purchasing process.