The general deadline is 20 days after acquisition
Japan's Ministry of Finance explains that when a non-resident acquires real estate in Japan or certain associated rights such as a leasehold or mortgage right, the acquirer must generally submit a report to the Minister of Finance through the Bank of Japan within 20 days of acquisition. The required document is Form 22 for the acquisition of real estate or related rights in Japan. The filing can be made by the non-resident directly or by a resident representative such as a real-estate intermediary, and online submission is available in addition to paper filing.
Certain genuine residential acquisitions are exempt
The official instructions provide exemptions for property acquired for the residence of the non-resident, qualifying relatives, employees or other staff. However, a holiday home or second home used only for short stays is expressly stated not to fall within this residential-purpose exemption. Other exemptions include certain property acquired for non-profit activities, premises used as the non-resident's own office and acquisitions from another non-resident. Whether a report is required therefore depends on the buyer's residence status and the facts surrounding the intended use.
The reporting rule is not a general ownership ban
FEFTA's post-acquisition filing should not be confused with a blanket prohibition on non-residents buying Japanese property. It is an administrative reporting regime. Overseas buyers therefore need to distinguish the question of whether a property can be acquired from the separate question of what filings are required after completion. Investors purchasing rental apartments, entire income-producing buildings, land or second homes should include the FEFTA review in their closing process alongside title registration and remittance arrangements. Because the 20-day period runs after acquisition, advance preparation is particularly useful for buyers who leave Japan soon after closing.