Free tool
Japan Property Cost Calculator
Estimate closing costs, acquisition tax, and first-year property taxes in yen and USD.
Your purchase
One-time costs at closing
Stamp duty 印紙税
Banded by contract price (buyer copy)
¥5,000
—
Agent commission 仲介手数料
Vacant ≤¥8M commission cap applied (incl. tax)
¥330,000
—
Registration & license tax 登録免許税
Based on assessed value, not purchase price
¥63,840
—
Acquisition tax 不動産取得税
Usually billed 3–6 months after closing
¥13,800
—
Judicial scrivener 司法書士
Registration handling fee (estimate)
¥100,000
—
Total
6.4% of purchase price
¥512,640
—
Akiya commission note: For vacant houses and land at ¥8M or less, the 2024 reform allows a commission up to ¥330,000 including tax. This estimate uses that framework.
First-year recurring tax
Fixed asset tax 固定資産税
Annual municipal tax (1 Jan owner)
¥32,667
—
City planning tax 都市計画税
Applies in urbanisation promotion areas
¥8,960
—
Total
¥41,627
—
All-in, first year
¥8,554,267
— · price + one-time + first-year tax
Good to know
- This is a planning estimate, not tax or legal advice. Final amounts depend on municipality, exact assessed value, and reductions you qualify for.
- The biggest variable is assessed value (固定資産税評価額). Ask for the seller's prior-year fixed-asset tax notice when you can.
- Real estate acquisition tax is often billed months after closing — budget for it separately from settlement day.
- Non-residents usually need a tax agent (納税管理人) to receive municipal tax notices.
- Rates reflect common FY2026 statutory bands and temporary reductions; confirm current figures with a licensed professional (司法書士 / tax advisor).