How Japan’s Visa Types Influence Accommodation Choices
Japan is a fascinating country that attracts millions of visitors, students, and professionals every year. Whether you're drawn to its rich culture, technological advancements, or stunning landscapes, entering Japan often requires obtaining the right visa. In this guide, we’ll explore various visa types, their purposes, and their real estate implications for those planning to stay long-term. From work visas to permanent residency, discover how each visa impacts your ability to rent or buy property in Japan.
1. Tourist Visa (観光ビザ)
The tourist visa allows short-term visits for sightseeing, visiting friends and family, or attending conferences. Depending on your nationality, you may be eligible for visa-free entry for up to 90 days.
Here the website's link of the Ministry of Foreign Affairs of Japan's (MOFA), where you can see the list of countries with visa exemption (for short-term stays):
Real Estate Impact:
- Renting: Not applicable for long-term rentals. Short-term accommodations like hotels or Airbnb are commonly used.
- Buying: Foreigners can buy property in Japan without restrictions, but qualifying for a mortgage is not possible with a tourist visa.
2. Work Visa (就労ビザ)
The work visa is for individuals employed in Japan under specific professions such as engineers, educators, or skilled workers. It’s valid for 1-5 years and can be renewed.
Indeed, there are several types of working visas, and the most common one is the 技術・人文知識・国際業務ビザ (Technology/Specialist in Humanities/International Services Visa), which can be issued for 1 year, 3 years, or 5 years.
There are also various other types of working visas. For a comprehensive list, please visit the Ministry of Foreign Affairs of Japan (MOFA) website.
Real Estate Impact:
- Renting: With any type of working visa, long-term rentals are possible as long as you have a residence card. However, landlords may require a guarantor or additional documentation (ex: Payslip or bank statement proof)
- Buying: Foreigners can purchase property without restrictions. Securing a mortgage is rare unless backed by stable income and long-term residence.
3. Working Holiday Visa (ワーキングホリデービザ)
This visa allows young individuals from certain countries to travel and work in Japan for up to one year. It’s perfect for those seeking a mix of leisure and short-term employment. Be sure to check the official list of countries with Working Holidays programmes in Japan:
Real Estate Impact:
- Renting: Short-term rentals or shared accommodations are common but long term is possible if you planned to stay longer.
- Buying: Property purchase is allowed, but qualifying for a mortgage is not feasible for working holiday participants.
4. Spouse Visa (配偶者ビザ)
Granted to individuals married to a Japanese citizen or permanent resident, this visa allows for employment and long-term residence and it is the easiest access to the permanent visa in Japan. Please check all the requierements in the Ministry of Foreign Affairs of Japan (MOFA) website before applying.
Real Estate Impact:
- Renting: Easier access to long-term rentals. Landlords view spouse visa holders as stable tenants.
- Buying: Spouse visa holders have higher chances of securing a mortgage, especially if the Japanese spouse serves as a guarantor. Permanent residency is not required in some cases.
5. Student Visa (留学ビザ)
Designed for students enrolled in Japanese universities, language schools, or vocational programs. It’s typically valid for 6 months to 1-5 years according your exchange programs. Please check all the requierements in the Ministry of Foreign Affairs of Japan (MOFA) website before applying.
Real Estate Impact:
- Long-term rentals are possible but often require assistance from school representatives or guarantors. There are also many apartment complexes specifically for foreign students, which make the rental process easier and involve fewer complications during the application procedure.
- Buying: Property purchase is allowed, but qualifying for a mortgage is nearly impossible.
6. Digital Nomad Visa (デジタルノマドビザ)
Newly introduced, this visa allows remote workers to live and work in Japan while being employed by overseas companies. The main requirement is to prove an annual income of at least 10 million yen (approximately $66,000 USD at the time of writing).
This visa is granted for 6 months and is not renewable.
Before applying, please check all the official requirements on the Ministry of Foreign Affairs of Japan (MOFA) website.
Real Estate Impact:
- Renting: Digital nomads often prefer flexible housing options like serviced apartments.
- Buying: Property purchase is unrestricted, but mortgage approval would be very difficult without stable income in Japan.
7. Highly Skilled Professional Visa (高度専門職ビザ)
This visa targets individuals with advanced degrees, high incomes, or specialized skills, offering perks like faster permanent residency eligibility.
Before applying, please check all the official requirements on the Ministry of Foreign Affairs of Japan (MOFA) website.
Real Estate Impact:
- Renting: Easier access to premium properties with a residence card and stable income.
- Buying: Highly Skilled Professional visa holders have better chances of securing a mortgage, even without permanent residency (but still difficult).
Conclusion
Japan offers a wide range of visa options for tourists, professionals, students, and expatriates. Each visa type has specific privileges and limitations, particularly regarding real estate and housing.
| Visa Type | Description | Renting Impact | Buying Impact |
|---|---|---|---|
| Tourist Visa (観光ビザ) | Short-term visits for sightseeing, visiting friends, or attending conferences. | Not applicable for long-term rentals. Short-term accommodations like hotels or Airbnb are common. | Foreigners can buy property, but securing a mortgage is not possible. |
| Work Visa (就労ビザ) | Issued for professionals such as engineers, educators, and skilled workers (valid for 1-5 years). | Long-term rentals are possible with a residence card. Landlords may require a guarantor and additional documents. | Foreigners can buy property. Securing a mortgage is rare unless backed by stable income and long-term residence. |
| Working Holiday Visa (ワーキングホリデービザ) | Allows young individuals from certain countries to work and travel in Japan for up to one year. | Short-term rentals or shared accommodations are common, but long-term rentals are possible with proper planning. | Buying property is allowed, but obtaining a mortgage is nearly impossible. |
| Spouse Visa (配偶者ビザ) | Issued to individuals married to a Japanese citizen or permanent resident. | Easier access to long-term rentals as landlords view spouse visa holders as stable tenants. | Higher chances of securing a mortgage, especially if the Japanese spouse serves as a guarantor. |
| Student Visa (留学ビザ) | For students enrolled in universities, language schools, or vocational programs (valid 6 months to 5 years). | Long-term rentals are possible but often require school representatives or guarantors. Student apartments are available. | Buying property is allowed, but qualifying for a mortgage is extremely difficult. |
| Digital Nomad Visa (デジタルノマドビザ) | New visa for remote workers employed by overseas companies (valid for 6 months, not renewable). | Digital nomads often prefer serviced apartments or flexible housing options. | Buying property is allowed, but securing a mortgage without a stable income in Japan is very difficult. |
| Highly Skilled Professional Visa (高度専門職ビザ) | For individuals with advanced degrees, high incomes, or specialized skills, offering perks like faster permanent residency. | Easier access to premium properties with a residence card and stable income. | Higher chances of securing a mortgage, even without permanent residency (though still challenging). |
Foreigners can buy property in Japan without restrictions, but securing a mortgage often depends on visa type, stable income, and residence status. Long-term rentals are generally accessible with a residence card, though challenges like guarantor requirements and additional documentation remain.
Understanding the impact of visa types on housing allows for better planning and a smoother relocation experience in Japan.
