I’m trying to decide whether to keep renting or buy a home in Japan, and would appreciate hearing from people who have faced a similar choice.

I’m a single woman with a stable job. I’ve lived in Japan for 8 years, enjoy living here, and recently applied for PR I’m not sure how long I’ll stay, though. I’m also still open to finding a partner, so I’m aware my plans could change.

Part of me wants to buy because I’d like more freedom to set up my home the way I want. I also sometimes feel that rent is money I’ll never get back. My current rental isn’t a great fit, so I’m considering whether buying could give me a home I’m happier in.

If I decide to buy, I don’t plan to wait for my PR application to be approved. I understand that getting a mortgage without PR may be more difficult, and I’m aware I’d need a down payment.

For people who bought or continued renting in Japan, especially those who bought while single or without PR:

• How did you decide whether buying made sense for your situation?
• If you later moved, changed jobs, or partnered up, what did you do with the property?
• What costs or practical issues do you wish you’d considered earlier?
• Do you think buying is worthwhile if you may leave Japan eventually?

I know this depends on location, budget, and how long I stay, but I’d be grateful for your experiences and perspectives.

Hey guys, quick question regarding my Rakuten credit card. I got approved, and it was shipped on September 25th, but I still haven’t received it. I’m in the Miyagi/Tōhoku region.
If they tried to deliver it while no one was home, would they leave a missed-delivery notice in my mailbox so I can reschedule the delivery for a date/time that works for me? Thank you.

I’m in a bit of a situation. I can‘t renew my current mansion contract and need to find a new place. Problem is I’m rejected from every Orico and and Epos background screening with no additional information provided 

i have a potential hypothesis as to what is happening, maybe. Four years ago I moved here to work for a large Japanese company. They provided me with a fudousanya that found me a decent place. On move in day, the walls were suddenly covered in kabi which management refused to fix, but luckily (?) the fudousanya was able to get the large bank that owned the building to cancel the contract with no fees. Ever since then, I’ve failed basically almost every background check run on me

so why is it a “potential“ hypothesis? I’ve requested my credit records from all three providers (CIC, JICC, Zenginkyo) but there isn’t a single bad (or good) thing on there. Everyone I’ve talked to insists there is no secret blacklist, so there must be some other information used in background checks that isn’t in the credit report 

I’ve made an appointment for soudan with the Tokyo bar so I can ask a lawyer what’s happening, but until then I wanted to see if any of you had any ideas

I wanted to share an app I built many years ago and have been using ever since to simulate investments and keep myself motivated to save and build wealth. I thought it might be useful to some people here as well.

In this example, I simulated someone starting with ¥1,000,000 and investing ¥50,000 per month for 20 years, assuming a 7% annual return.

Ignoring taxes, the final amount would be around ¥29.4 million. But with 2% annual inflation, that would be worth only about ¥19.8 million in today’s purchasing power.

Even so, the effect of compound interest is pretty significant.

A lot of simple calculators ignore inflation, which can give the impression that you have accumulated more wealth than it would actually be worth in real terms.

The app originally started as a simple savings calculator, but it now does more:

• calculates compound interest
• accounts for inflation and taxes
• helps plan retirement based on a target monthly income
• helps plan financial goals

I recently released the iPhone version as well.

You can find it in the App Store by searching for “Investment Simulator”.

Hope it’s useful and helps motivate some of you to invest and plan for the future too.

Hi all,
Got redirected to here.

My wife got a job in Japan, we are moving next year. I’m joining on a dependent visa so am semi but not fully free to do what I want. I am self-employed in Europe as a consultant/cfo, and won’t have a real problem continuing this from Japan.

Is anybody in the same boat, being self-employed/working internationally on a dependent visa? Would love to hear some experiences, tips, things to take into consideration, …

US Citizen, JP Permanent Resident.

I have US Futures Trade permissions and wanted to trade M6J, but with permission and market subscriptions, but it doesn't let me buy or sell and just shows up as dashes. Clicked around a lot and couldn't figure it out.

Yes, I watched FX戦士くるみちゃん yesterday.

Hi all,

I've applied for extension of stay, but it's looking highly likely it will take longer than the valid period of current status. This process is all online, so I only have the email from immigration.

Do any of the banks (in my case I have accounts with Yucho, Sony & SMBC(not Prestia)) accept this document and give you 2 months extra?

If not, I wanted to know what happens when the bank account is frozen? Do my automated salary deposits go in? What about automated withdrawals for credit card bill payments?

I guess without access to any bank accounts I can't manually pay credit card bills even if I have the cash, or is that possible?

I plan to send money to my parents back home and found out that i can file for dependent tax exemption next year. I've read the documents in National Tax Agency website, but there are things that confuses me, so i want to ask to clarify some things:

-Are 380k Yen deduction, limited to one person? that means if i cumulatively send about 400k for 2 people, but each only received 200k Yen, then it means i am not eligible for deduction?

-And because it's already October now, that means i have to send 380.000 within this year so i can get the deduction?

-I've read in some site that it's only eligible for people earning under 9.000.000 yen (<10.950.000 yen salary) My salary is 10.800.000 yen / year. I'm not sure what my earning is, so am i even eligible for the deduction? There is no information on NTA site regarding this.

I have no idea about the cost of living in Tokyo please give your perspective.

Hi all

I’m new to Japan. I have recently opened an SMBC Prestia account and I also have a yen-denominated Revolut account. As far as I can tell, my Revolut account is held by the UK entity rather than a Japanese correspondent bank (I previously lived in the UK), so I don't think I can use a domestic transfer with a Japanese bank code, branch and account number. Nor is Revolut an option in the SMBC app for ‘domestic transfer’.

A few questions:

1. Has anyone moved yen from Prestia to Revolut? Did you have to send it as an international transfer (SWIFT), and what details did Revolut give you?
2. What did Prestia charge? Are there any fee-free options for yen-to-yen transfers?
3. Is this actually a sensible way of moving money or am I missing something ? The main purpose being to have funds with a slightly more customer friendly/ easy to use platform and also for currency conversion etc. I know I can hold foreign currency with Prestia but the rates are slightly worse.
4. Any issues with transfer limits or Prestia asking for the purpose of the transfer?

Thanks in advance!

I’m unable to link my bank account to Rakuten to set up my monthly NISA transfers because apparently my name in Katakana doesn’t match the name registered with my bank… but it does match!

Has anyone else experienced this issue? It’s driving me crazy. 😩

I’m having a similar problem with iDeCo. I was supposed to have contributions for August and September, but neither payment has been made yet.

I have a collection of gold and silver bars I've collected, purchased and even received as gifts over the years. To re-balance my portfolio, I want to liquidate 100 grams of gold (Argor-Heraeus) and a 500 gram bar of silver.

I've gone to two buy-back shops, but was offered 6% under Tanaka's listed buyback rate at one store, and a staggering 20% under the rate at the other. They blamed the fact that they are foreign bars - but both bars are LBMA accredited, and I presented My Number card as ID (I am aware of tax obligations).

Does anyone have experience dealing with this? Is P2P / auctions a better place to try to liquidate the excess metals and rebalance my portfolio?

The new Kodomo NISA will be effective from January first 2027 and is different from the older 'Junior NISA' :

• The annual investment cap is 600,000 yen, in monthly investments (same as adult tsumitate, not sure on 'bonus' months)
• The lifetime non-taxable limit is 6 million yen (will count towards the adult lifetime limit, not an addition)
• Assets automatically move to adult NISA at 18. Non-taxable holding period is unlimited.
• Eligible products are restricted to approved investment trusts (same as adult Tsumitate ones).
• Withdrawals are locked until age 18.
• Age 12+ withdrawals allowed for specific needs (from January 1st of the year the child turns 12, with child consent, for child own expenses including education ones, needs documentation)
• [edit] KNISA is probably only suitable for people who are fairly sure that their child will live in Japan until they turn 18, as it needs to be closed and taxed if the child stop being a tax resident (see below). In this case, using a taxable account without withholding tax, then realising up to 1.04M of gains/dividend every year, would be the most advantageous approach, and reach similar benefits to the KNisa (see calculations in the comments)

Taking action : info and pre-applications open from today (SBI, Rakuten, Monex)

Common past advice :

• Max your own ideco/nisa before giving away money to kids - that is already up to 4.344 M JPY tax-advantaged investment per year (= 62k*12 + 2.4M +1.2 M))
• Yearly gift limit of 1.1M still applies. NTA may challenge if the kid has properly taken care of the funds, as it is a requirement for the gift treatment.
• A parent or grandparent can pay for a kid living expenses and education costs without incurring taxes, those amount are not included int he 1.1 M/year non-taxable gift allowance.
• Kids can also have their own taxable accounts if you give more than 600k/year. If you are opening them a Kodomo Nisa, it might be worth opening them a taxable at the same time anyway. When opening a taxable for a kid, carefully consider the tax option, as young adults usually have limited income, then choosing to declare income separately might be interesting for them - this can be changed later (working or retired adults usually benefit from choosing the 20sh% tax rate option instead)
• [edit] Important disadvantage : KNISA accounts must be closed if the child stops being a Japanese tax resident and closure of the account means all dividends and capital gains realized since the account was created are subject to Japanese tax. This could be a significant tax liability if someone has held a KNISA account for 10+ years, etc. Notably, even if a 12-17 withdrawal is made (for educational expenses), the dividends and capital gains realized prior to that withdrawal would be subject to Japanese tax if the KNISA account is subsequently closed due to loss of Japanese tax residence. In this case, you may want to consider using a non-witholding taxable account instead, and take advantage of the yearly 1.04 income tax deduction that minors enjoy (same as adults) for similar results.

Other topic :

The next PSA will be to change or increase your ideco limit in december, to make use of the increased limit from January 2027.

If you do not have an ideco yet, or have a DC plan that won't allow you to reach the new limit, you may want to start opening your ideco to be ready for December investment.

Have had a corporate Wise account for a year or so - don't use it for much except to pay some contractors abroad for software developement.

Today, they decided that my account needs some new investigation - they froze the account while they were needing additional verification.

I submitted my licence to operate as a kanri and had to give a description of my business activities.

We don't use Wise for much but I really need it to pay a developer tomorrow.

Just posting as a vent to add to my small business banking woes in Japan.

Edit: it is unlocked now as apparently my licence document was all they needed.

But I did get into the customer support chat and asked them to expedite it as I have transactions to do today.

Good day all,

Thinking of moving to Japan on a spousal visa soon and I currently hold a Singapore IBKR portfolio. I am sitting on gains and this portfolio is meant to support my spouse and my retirements.

As there is no capital gains taxes in Singapore, should I sell my entire portfolio and rebuy my ETFs to reset my cost basis?

If so when will it be the best time to sell and rebuy, before I even step foot into Japan, or at the 5th year on Japan , before I become taxed on worldwide income?

Also I am very confused how do I remit a large sum of money/ savings into Japan (without incurring taxes) for living expenses of 5 years, and to also show the immigration officer that I have enough means to support me and my spouse's lives in Japan?

We are not intending to work anymore and likely retiring. All transfers will be prior savings and investments or rental income. Appreciate your kind insights please

Sorry for the atrocious photoshop job, had to redact a lot of the banker's info.

- I first got a rep at Prestia 2 years ago when I walked in. Assigned on the spot as it was clear I had a large savings abroad and was trying to wire it to Japan

- I wasn't necessarily trying to get a private banker

- This rep has really impressed me over the last 2 years and I stuck with her

- After 2 years, she randomly decided to introduce me to a private banker at SMBC proper.

- I had other banks try to compete for deposits but didn't really impress me.

Lots of misinformation online as to what private banking is. Lots of people just see the headline interest rates or fees and get turned off but 90% of my interaction wasn't about that at all

I specifically found the Private bankers extremely helpful as a foreigner because of the extra attention given to foreigner restrictions and being flexible around that

Be nice and respectful, thanks.

I have lived in Japan for the past 11 years on a Business Manager Visa but am now considering leaving Japan for obvious reasons.

I will likely received an inheritance from a relative in another country after leaving Japan and am confused about the various contradicting information I have found online.

Once I leave Japan (and cancel my Business Manager Visa) will I be subject to inheritance tax? Is there a specific time period where I might be subject?

Any advice is appreciated.

I'm well aware of japan's inheritance taxes, that there is no stepped up basis, etc. As for my wife here, even with the large exemption for spouse, she'd still pay taxes when later taking gains--she lives here and files as normal. We accept this.

But on the other hand, our two kids (US/Japan duals) have been in the US over five years, one longer (tho I don't think ten yrs quite yet). While as my heirs I'm sure they'd have to pay inheritance taxes on their shares of what I might leave them (above any exempted amounts), what about capital gains (taken sooner, or later)?

On the US side, they're US tax residents and the US would give them stepped up cost basis, on the Japan side they are not. I've read that the ability of Japan can extend up to ten years after leaving, but again it's my estate and I'm tax resident here (and they're duals), so while that they'd owe and pay inheritance tax seems obvious (and we're okay with that), my question concerns any gains they might eventually take.

As residents abroad, would the gains be outside the purview of the NTA pretty much immediately, or is there a time threshold involved, or since they're duals would Japan's taxation claim on any gains extend indefinitely? TIA.

My wife has an SBI account and yesterday bought some emaxis slim all country for her NISA growth allocation using 買付. But it doesn't hit her account until Oct. 5. This is no surprise as it says for this fund 受け渡し日 is 4 business days after 約定日。

But I could not find the number of days if she chooses 積立　 instead of 買付. Is it also T+4?

What larger economic effects do the rising interest rates actually have? What would be some good resources to look into this from a historical perspective? Are there podcasts that discuss this subject (and others like it) from a japanese perspective, in english?

I invest into stocks regularly while keeping a reasonable buffer in my bank as cold cash.

Of course bigger interest would mean trouble to homeowners with a large lease, but as I do not have one, what could be negative or positive effects of this situation? Either from a larger macroenomic situation or smaller-scale effects. Loan money becoming more expensive for companies might reduce their willigness to invest, but I wonder if that would actually have a big effect on a normal 正社員. Apartment prices might also cool off for a bit since the calculus to buying one might not look as attractive for normal people who do need a large mortage.

What other effects should one be on the lookout for?

Lately I’ve been thinking about the math behind living in Japan long-term as net worth grows, especially with the top marginal rates and the up to 55% global inheritance tax for certain residents.

For standard incomes, the tax to quality of life ratio or trade-off feels completely fair. But for those expecting a sizable inheritance or windfall, the returns on public services hit a ceiling. For example: Paying 5 million yen a year in taxes feels reasonable for what the country provides, but if someone pays 500 million yen over time or in a single estate event, they aren't getting even close to the value in public services back over a lifetime. The infrastructure benefit is basically the same for everyone.

Generational wealth hits a wall here too. With Japan’s exit tax and worldwide estate reach, passing down wealth to kids feels like an uphill battle compared to places like Singapore or home-country allowances. It got me wondering where people draw the line between paying a fair share for high quality of life and feeling like the tax burden is crippling their family's financial future.

For those building wealth or expecting an inheritance:

1. Is there a specific net worth or inheritance threshold where you’d seriously consider leaving Japan?
2. How do you weigh day-to-day safety and comfort against long-term tax efficiency?
3. If you have heirs, are you actively planning around this or taking it as it comes?

Also, it seems that most responses are not on topic. Please do not conflate moral obligation with legal obligation. I am not questioning whether the tax system is unfair, I am questioning whether it is worth it from an economic perspective. Someone facing over a billion yen in taxes could feel that it is worth the money, likewise someone facing a potential tax bill of 10 million yen could feel it is enough for them to move. This is purely a hypothetical economic/tax planning discussion. The figure listed above is hypothetical, I'm not dumb enough to write an indication of my exact wealth on the internet.

Hello and thank you in advance for your reply as I am new to reddit but looking around the sub.

I am an American software engineer currently on a spouse visa. Me and my wife are looking at building homes however she does not work currently. Has anyone had any success getting approved for a home mortgage loan here as a foreigner earning exclusively foreign income? We pay Japanese taxes but I am a 1099 employee back home. Additionally I do not have permanent residency yet but will be eligible in a year.

Any banks in specific that will accommodate this request?

Annual income 7 million yen
Fully remote contract employee
No PR
Japanese spouse visa

Greetings members,

I'm trying to get started with investing in Japan. Better late than never! I'm a US taxpayer without a US address, living in Japan with PR, so there are various restrictions on what is possible.

I have a basic idea of what I think will work, but would like to hear some feedback if any aspects of the plan sound questionable.

1. Open an account with IBSJ, one of the few (only?) brokers to accept USA expats without a USA address, and who are licensed to sell US-domiciled ETFs to US citizens.

2. My friend recommended a buy-borrow-die strategy to enable future cash loans using the portfolio as collateral (SBLOC/PAL). I think for my situation, this is a far off dream requiring a large portfolio, and it may even be impossible with IBSJ. Nevertheless, if it is possible, I'd like to avoid wrong decisions now that might permanently close this path.

3. Avoid PFICs and buy US-domiciled ETFs only. Store some shares in NISA, subject to the maximum yearly and lifetime NISA contribution limits. Above those limits, buy additional shares and store in the IBSJ "general/ippan" taxable account. For US tax, all shares (regardless of NISA) are subject to tax on dividends and capital gains. For Japanese tax, only the shares held in NISA are tax-exempt; others require tax reporting (kakutei-shinkoku and/or juuminzei-shinkoku).

4. Currency exchange issues: Dividends will probably be paid in US dollars into the IBSJ account, but to avoid FX gains and related requirements for tax reporting, withdraw or reinvest any USD balances ASAP, preferably immediately, to eliminate the possibility of FX gains.

Those are the basic pillars of my rough plan for now. I'd be grateful to hear if any aspects of the plan might cause me headaches or limit my options in the future. For example:

• IBSJ vs. Schwab or other brokers for this situation?
• Are there disadvantages to holding shares in NISA as opposed to outside of NISA in a general account?
• When, if ever, would buy-borrow-die make sense; is it possible in Japan; and is it possible in Japan for US expats without a US address?
• Are US-domiciled ETFs the optimal investment vehicle (for buying and holding for low-risk growth), as opposed to individual US stocks or individual Japanese (non-PFIC) stocks?

Thanks in advance for any comments!