Two-year deadline now applies to owners
The Ministry of Justice updated its guidance on September 7 for the information used in Japan's Smart Change Registration system. Since April 1, 2026, registered owners of Japanese real estate have generally been legally required to register a change in address, personal name or corporate name within two years of the change. Failure to comply without a valid reason can potentially result in an administrative fine of up to ¥50,000. Changes that occurred before the new system took effect are also covered if the register has not yet been updated, with a transitional deadline through the end of March 2028.
Smart registration reduces repeat filings
The Smart Change Registration system was introduced to reduce the burden on owners. After an owner provides search information including identifying details, the Legal Affairs Bureau can use government records to detect qualifying address changes and update the property register ex officio. The September 7 guidance states that applications to provide search information made from October 5, 2026 will also require information on nationality or designated region where applicable. The Ministry of Justice explains that this information can help determine the applicable law when inheritance issues arise.
Non-resident owners should review their registered address
The change is particularly relevant to people who moved abroad after buying Japanese property or who own several properties in Japan. Discovering an outdated registered address immediately before a sale or inheritance can complicate documentation and identity verification, especially when certificates must be obtained overseas. The obligation applies to registered owners rather than only Japanese nationals. Foreign and non-resident owners should therefore understand whether the address appearing in the Japanese property register still corresponds with their current legal address.