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A · An inherited property
Perhaps you know almost nothing about it yet — or perhaps you've already thought it through. Wherever you stand, facing it across an ocean, in a language that isn't yours, is never easy. And inheriting has never meant having to sell right away.
There's no rush to decide either way. In your own language, we'll begin with the first thing that actually needs doing now.
The first thing
Since April 2024, inheritance registration has been mandatory in Japan. Even from overseas, this step cannot be skipped.
If it isn't completed within 3 years of learning of the inheritance, you may face an administrative fine of up to JPY 100,000.
A signature certificate and certificate of residence from a Japanese consulate abroad can stand in for a seal certificate and residence record, so it can all be handled remotely.
Since 2024, overseas owners must register a contact person based in Japan — a role we can take on for you.
The rules described here are a general overview; the actual process should follow the latest legislation and a judicial scrivener's judgment.
The step that trips people up most from overseas
Rent and sale proceeds are collected on your behalf by the management or brokerage company, then remitted to your overseas account on your instruction — with a copy of the contract and similar proof, it isn't difficult. What's genuinely tricky are the tax procedures that can only be done in Japan, in Japanese.
What's withheld at source is only a prepayment, and in many cases it can be reclaimed through a tax return. In your own language, we help you appoint a Japan-based tax representative (tax agent) and complete the filing, untangling these Japan-only procedures one by one.
We're in no hurry to push a sale through. If selling is right, we'll help you sell with peace of mind; if holding is right, we'll say so plainly. Our advisor holds the “Inheritance Support Advisor” qualification certified by the Japan Property Management Association, and can think everything through with you, from registration to whether to keep or let go.
For inheritance registration and tax, where needed we can introduce a judicial scrivener (shiho-shoshi) and a tax accountant, and help liaise with them.
Tax rates and rules are a general overview; actual application should follow the latest National Tax Agency guidance and a tax accountant's judgment.
Three common misconceptions
“The house is in Japan — surely I don't need to do anything about it?”
Transferring ownership of property within Japan — the inheritance registration — is required regardless of nationality or where you live. Even if the inheritance itself is settled under the laws of your home country, the Japanese registration remains a separate, unavoidable step.
“Living overseas, can I even do this — or do I have to fly to Japan?”
You don't. With a signature certificate and certificate of residence from a Japanese consulate abroad, you can complete the process without coming to Japan, accompanied throughout in your own language.
“Will the inheritance tax filing be a headache?”
If neither the deceased nor the heir had a domicile in Japan during the 10 years before the inheritance began, you are in principle a person with limited tax liability, taxed only on assets within Japan — and in many cases the amount falls within the basic deduction. But if either party lived in Japan at any point during those 10 years, the scope of taxation changes — a point worth clarifying for you first.
The above is a general overview; the actual scope of taxation varies from person to person, and individual cases should follow a tax accountant's judgment.
After registration, you might wonder
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Whether you only want to clarify the registration or are already weighing a sale — your situation deserves a proper conversation. The first consultation is free and carries no obligation, in your own language, with a real person via LINE or the form.
Entirely in your own language · First consultation free, no obligation · Sell or hold, we'll tell you straight · Handled by a local Fukuoka team
The consultation itself is free; any registration, tax filing, or sale that follows will be quoted separately to your needs and explained clearly before any work begins.
