Affidavit of Identity in Japan: What It Is, Why You Need It, and How to Get It Done Right

If you’re a foreigner buying real estate in Japan, there’s one legal document you absolutely must prepare in advance: the Affidavit of Identity. This notarized statement is required for title transfer and is often requested even before submitting an offer on a property.

At our brokerage, we require this document before presenting any purchase offers to ensure a smooth and legally compliant transaction. Japanese law demands strict identity verification, and this affidavit plays a key role in protecting both buyers and sellers during the real estate process.

Let’s walk through exactly what this document is, why it’s so important, and how to get it properly completed—whether you're abroad or already in Japan.

✅ What Is an Affidavit of Identity?

An Affidavit of Identity is a sworn legal document used to confirm your identity under oath. It must be completed and notarized by a certified notary public, either in your home country or online (more on that below).

The affidavit must include the following:

• Your full legal name (exactly as it appears on your passport)

• Your date of birth

• Your current residential address

• Your signature (matching the one on your passport)

This document must be wet signed (meaning physically signed with a pen). Digital signatures are not accepted unless verified through a legally recognized online notary service.

🏠 When Is the Affidavit of Identity Required?

In Japan, the Affidavit of Identity is used in several key stages of the real estate purchase process:

• 🔹 Before an offer is submitted – Some brokerages (including ours) may require it before submitting a purchase offer

• 🔹 During title transfer – The judicial scrivener (司法書士) uses this document to verify your identity before registering ownership

• 🔹 When using Power of Attorney – If someone is signing on your behalf, your affidavit is necessary for legal approval

⚠️ Without this document, the property cannot be legally transferred to your name.

✍️ How to Prepare the Affidavit of Identity

Step 1: Get a Template from Your Agent

The agent or brokerage you are working with should supply you with a template that meets Japanese legal standards. This ensures the document is properly structured and accepted by judicial scriveners and city offices.

Step 2: Fill It Out

Complete the form with:

• Your full name, as it appears on your passport

• Your date of birth

• Your current address

• Your signature, which must match your passport exactly

Step 3: Notarize the Document

You have two options:

🔹 Option A: Notarize in Your Home Country

• Visit a certified notary public

• Sign the document in their presence (wet ink only)

  
  

🔹 Option B: Notarize Online (If You're in Japan)

If you're already in Japan and can’t access a local notary, you can use an online notary service like Notarize.com. We've had clients successfully use this method.

✅ Client Case Example: One of our clients used Notarize.com to create their affidavit while in Japan. The notarized PDF included a unique verification code, which was accepted by the local city office and used for a successful title transfer.

📩 Best Practices for Submitting the Document

To avoid delays:

• Scan and email the notarized affidavit and a copy of your passport to your agent before traveling to Japan

• If you are purchasing from abroad, email scanned copies first, then mail the original wet-signed documents

🔒 Why This Document Matters

Japanese real estate law is strict and exacting. The Affidavit of Identity is a foundational document that:

• Confirms your identity for legal registration

• Allows judicial scriveners to process the title transfer

• Enables Power of Attorney use when you're not present

• Ensures your transaction stays on schedule and legally compliant

Without this document, your property purchase in Japan will not go through. Preparing it early shows sellers, agents, and legal authorities that you’re serious, responsible, and ready.

📝 Final Thoughts

Buying property in Japan as a foreigner is absolutely possible, but the process must be handled carefully. The Affidavit of Identity is one of the most important documents in the entire transaction.

If you’re planning to make an offer or begin the title transfer process, don’t wait—get your affidavit prepared, notarized, and submitted early. Your real estate agent should guide you through this, but being proactive is always in your favor.

If you need help getting started, feel free to reach out—we’ve walked many international clients through this process and are happy to provide the exact template and guidance you need.