Home loans in Japan
for foreigners (2026)
With or without permanent residency
Yes, foreign nationals can buy an apartment or house in Japan with a home loan. Besides income, employer and credit history, lenders also look at your visa status, permanent residency, period of stay, years in Japan, Japanese ability and savings. The biggest factor is whether you have permanent residency.
Three situations
1. With permanent residencyPermanent and special permanent residents can choose from many more lenders, including MUFG, Mizuho, Resona, au Jibun Bank and Sony Bank, which generally require permanent residency for foreign nationals.
2. Without permanent residency, living in JapanSome lenders accept applicants with statuses such as Engineer/Specialist in Humanities/International Services, Business Manager, Spouse of a Japanese National, Spouse of a Permanent Resident or Long-Term Resident.
3. Living outside JapanVery few lenders offer standard home loans to non-residents. For an investment property, you would look at investment property loans instead of a home loan.
Lenders to compare
MUFG BankPR: Generally requiredA leading option for permanent residents
SMBC (Sumitomo Mitsui)PR: Possible withoutNon-permanent residents may apply under conditions; Japanese ability matters
Mizuho BankPR: Generally requiredPermanent residents with stable income
Resona BankPR: RequiredPermanent / special permanent residents
au Jibun BankPR: RequiredOnline home loan
Sony BankPR: RequiredHigher income requirement; larger loans
SBI Shinsei BankPR: Generally requiredPossible in some cases if your spouse is Japanese or a permanent resident
Tokyo Star BankPR: Product without PRHome loan for non-permanent residents; also for business owners
SMBC Trust Bank PRESTIAPR: Possible withoutEnglish service; strong for high-income and foreign-company employees
docomo SMTB Net BankPR: Generally requiredOnline home loan
Rakuten BankPR: Generally requiredHome loans and Flat 35
Kiraboshi BankPR: Generally requiredTokyo and Kanagawa area
* Rates and conditions change. Actual approval, amount and rate are decided by each lender's review. Please check the latest terms with each lender.
13 points lenders check
Which lender fits your case?
Permanent residentCompare widely: MUFG, Mizuho, Resona and online banks.
Engineer/Humanities visa, no PRSMBC and Tokyo Star Bank may be options.
Business Manager visaLenders review company accounts, director pay, years in business and savings.
No PR, Japanese spouseSpouse conditions may open options such as SBI Shinsei Bank.
Foreign company, ¥10,000,000+ incomeHigh-income lenders such as SMBC Trust Bank PRESTIA.
Limited JapaneseLenders requiring Japanese contracts may be difficult; we check English-friendly lenders.
Japanese ability matters a lot, especially without permanent residency: some lenders require you to understand the loan contract, group credit life insurance and repayment terms in Japanese yourself.
FAQ
Can Chinese nationals get a home loan in Japan?
Yes. Nationality alone does not decide it. Lenders look at permanent residency, visa status, income, employer, years of employment, Japanese ability, credit history, savings and the property.
Can I get a home loan without permanent residency?
With some lenders, yes. SMBC, Tokyo Star Bank and SMBC Trust Bank PRESTIA may be options depending on your situation.
Can foreigners use Rakuten Bank's home loan?
Rakuten Bank's home loan is for Japanese nationals and foreign nationals with permanent residency (or equivalent), living in Japan with a resident registration. Without permanent residency, consider lenders that accept non-permanent residents, such as SMBC, Tokyo Star Bank or SMBC Trust Bank PRESTIA.
Can I buy a home on an Engineer/Humanities visa?
You can buy property. Whether you can use a home loan depends on permanent residency, income, employment and Japanese ability, so the lender has to be chosen carefully.
Is a Business Manager visa holder eligible?
Possibly. Years in business, company accounts, director pay, personal assets and savings are important.
How much down payment do I need?
There is no fixed percentage for foreigners. It depends on permanent residency, income, employment and the property valuation.
Can I get a loan if I don't speak Japanese?
It depends on the lender. Some require you to understand the contract in Japanese; others can serve you in English.
If one bank says no, is buying impossible?
No. Each lender has different criteria for foreign nationals, so another bank may still be able to review your application.
What to tell us
Useful tools
Properties for saleApartments, houses, investmentPurchase costsEstimate closing costs (Japanese)Cash-flow simulatorLoan repayment vs. rent (Japanese)Tokyo 23 wards pricesSold price per ㎡, updated monthly
Talk to us about your loan
Tell us your visa status, income and savings, and we will suggest lenders to consider and the steps to buy.
* This page is general information for foreign nationals considering a home purchase and loan in Japan. Lender products, rates, eligibility for foreign nationals, income requirements, loan amounts and required documents may change.