For Those Considering Resort Properties in Hakuba from Overseas: Basic Procedures to Know Before Purchase

In Japanese resort areas, including Hakuba Village, we sometimes receive inquiries from people living overseas about vacation homes and land. This article summarizes the “basics” of Japan’s systems that you should know before considering a purchase, based on materials published by public agencies.

This article is intended to provide general information and does not constitute legal or tax advice for individual transactions. Systems may be amended, so please confirm the latest information in the official source materials (as of October 16, 2026).

Transactions involving real estate brokerage companies are subject to the Real Estate Brokerage Act (宅地建物取引業法)

The Ministry of Land, Infrastructure, Transport and Tourism (国土交通省)’s “Practical Manual for International Services for Real Estate Businesses” explains that even for sales and purchases with foreign nationals as customers, when a real estate brokerage company acts as agent or intermediary, the Real Estate Brokerage Act applies and the transaction must be conducted in accordance with the Act.

Under Article 35 of the Real Estate Brokerage Act, a real estate brokerage company must, before the contract is concluded, have a real estate transaction specialist (宅地建物取引士) deliver a document stating the important matters and explain them. When giving the explanation of important matters (重要事項説明), the real estate transaction specialist must present their real estate transaction specialist certificate (paragraph (4) of the same Article).

The same manual states that it is helpful for understanding to agree with the customer that the contract and written explanation of important matters will use Japanese as the original text, and, if a foreign-language translation can be prepared, to provide it as a reference translation.

Explanations of important matters can also be received online (IT-based explanation (IT重説))

The Ministry of Land, Infrastructure, Transport and Tourism began full-scale operation of online explanations of important matters (IT-based explanation (IT重説)) using videoconferencing and similar methods for sale and purchase transactions on March 30, 2021. An IT-based explanation conducted under certain requirements is treated in the same manner as an in-person explanation. The requirements include the ability to conduct two-way communication by video and audio, and sending the written explanation of important matters in advance.

For those living overseas, this is a system worth knowing when considering how many times to travel to Japan.

Acquisitions by non-residents require post-acquisition reporting under the Foreign Exchange and Foreign Trade Act (外為法)

Under the Foreign Exchange and Foreign Trade Act, when a non-resident (this is determined not by nationality but by whether the person has an address or residence in Japan. Japanese nationals living overseas are non-residents, and foreign nationals living in Japan are residents) acquires real estate in Japan or rights related thereto, it is necessary to submit a report to the Minister of Finance (財務大臣) via the Bank of Japan (日本銀行) within 20 days after acquisition. According to a leaflet by the Ministry of Finance (財務省), reporting is required regardless of the amount or area, and submission by a resident agent such as a real estate broker, as well as online submission, is also possible.

For acquisitions on or after April 1, 2026, the acquisition of real estate itself is reportable regardless of purpose, and “counterparty to the transaction,” “purpose of acquisition,” and “real estate number” have been added to the reporting items. Rights such as leasehold rights acquired for residential purposes may not require reporting, but the acquisition of real estate itself is reportable.

Depending on the zone and area, advance or post-transaction notifications are required

• Act on the Review and Regulation of the Use of Real Estate Surrounding Important Facilities and on Remote Territorial Islands (重要土地等調査法): When entering into a contract such as a sale and purchase agreement for land or buildings of 200㎡ or more located in a Special Monitored Zone (特別注視区域), both the seller and the buyer must notify the Prime Minister (内閣総理大臣) before the contract. Whether the area is covered can be checked on the “Important Land Web Map” published by the Cabinet Office (内閣府).
• National Land Use Planning Act (国土利用計画法): For land transactions of at least a certain area (determined by aggregating the area as an integrated tract of land), the acquirer of rights, such as the buyer, must file a notification within 2 weeks from the date of contract conclusion. According to the Ministry of Land, Infrastructure, Transport and Tourism, the area thresholds are 2,000㎡ or more in an urbanization promotion area, 5,000㎡ or more in other city planning areas, and 10,000㎡ or more outside city planning areas.
• Forest Act (森林法): If you become the owner of forest land covered by a regional forest plan, regardless of area, notification to the mayor of the municipality is required within 90 days from the date you became the owner. Regardless of the registered land category, land may be covered if it is in a forested state. However, this notification is not required if a notification of the land sale contract has been filed under the National Land Use Planning Act.

The above are examples of major systems and are not exhaustive. Acquisition of farmland (Agricultural Land Act (農地法)), city planning and building regulations, municipal ordinances, tax matters (such as a tax payment administrator for fixed asset tax), registration, and other matters must also be confirmed for each property.

If you consult Gemini Co., Ltd.

Our company publishes information on land, villas, and vacation homes in the Hakuba area through HakubaLand. Sale and purchase brokerage is handled by the Osaka head office (Real Estate Brokerage Business, 大阪府知事（1）第65181号 (Osaka Prefectural Governor License (1) No. 65181)). The Hakuba branch is not an office for real estate brokerage business.

We accept inquiries by email (brandon-wu@gemini-jp.com) or telephone (+81-6-7654-9988, weekdays 10:00–17:00 JST).