Costs of Selling Property in Japan: Complete 2026 Guide for Sellers

Selling real estate in Japan can be a highly profitable move—but only if you understand the full breakdown of costs involved. Many property owners are surprised to find that their final proceeds are lower than expected due to taxes, fees, and other expenses.

In this guide, we’ll walk you through the costs of selling property in Japan, including brokerage fees, taxes, and other key expenses you should plan for before listing your property.

Understanding the Costs of Selling Property in Japan

Before putting your property on the market, it’s important to understand exactly what fees and taxes apply. The costs of selling property in Japan can vary depending on your situation, but most sellers will encounter the following major expenses.

1. Brokerage Fee (Real Estate Agent Commission)

In Japan, most property sales involve a licensed real estate agent who markets the property and finds a buyer.

Updated Brokerage Fee Structure (2026)

• Properties under ¥8,000,000

  
  

  → Flat fee: ¥330,000 (tax included)

• Properties over ¥8,000,000

  
  

  → (3% of sale price + ¥60,000) + 10% consumption tax

Example:

• Sale price: ¥20,000,000

• Fee: ¥660,000 + ¥66,000 tax

• Total: ¥726,000

Important:

• This is the maximum legal fee—some agents may offer discounts.

• If a real estate company buys your property directly, no brokerage fee applies.

2. Stamp Duty (印紙税)

Stamp duty is required for the sales contract and is based on the sale price.

Stamp Duty Rates

Sale Price	Stamp Duty
¥100,000 – ¥500,000	¥200
¥500,000 – ¥1M	¥500
¥1M – ¥5M	¥1,000
¥5M – ¥10M	¥5,000
¥10M – ¥50M	¥10,000
¥50M – ¥100M	¥30,000
¥100M – ¥500M	¥60,000
¥500M – ¥1B	¥160,000
¥1B – ¥5B	¥320,000
¥5B+	¥480,000

Most residential transactions fall into the ¥10M–¥50M range, meaning a typical stamp duty of ¥10,000.

3. Mortgage Settlement and Registration Fees

If your property still has an active mortgage, it must be legally removed at the time of sale.

Typical Costs:

• Judicial scrivener fee: ¥5,000 – ¥20,000

• Small registration taxes may apply

If there is no mortgage on the property, this cost does not apply.

4. Housing Loan Early Repayment Fee

If you repay your mortgage early due to the sale, your bank may charge a fee.

Typical Costs:

• Bank branch: ¥20,000 – ¥35,000

• Online banking: ¥5,000 – ¥20,000

These fees vary depending on your lender and loan terms.

5. Capital Gains Tax in Japan

Capital gains tax is often the largest cost when selling property in Japan.

Tax Rates Based on Ownership Period

Ownership Period	Tax Rate
5 years or less	39.63%
Over 5 years	20.315%

This tax is calculated on your profit, not the sale price.

How Profit is Calculated:

Sale Price− Purchase Price− Fees and Expenses− Renovation Costs= Taxable Gain

Major Tax Reduction (Primary Residence Benefit)

If the property was your primary residence, you may qualify for:

• ¥30,000,000 capital gains deduction

This can significantly reduce—or completely eliminate—your tax liability.

6. Additional Costs When Selling Property in Japan

Depending on your property and situation, you may also encounter:

• Repairs or renovations before listing

• Professional cleaning or staging

• Land surveys or boundary confirmation

• Administrative/document fees

These costs are optional but can improve your selling price and speed.

Estimated Total Costs of Selling Property in Japan

• Without capital gains tax:

  
  

  → Approximately 3%–5% of the sale price

• With capital gains tax:

  
  

  → Can increase significantly depending on profit

Final Thoughts on the Costs of Selling Property in Japan

Understanding the costs of selling property in Japan is essential for maximizing your return. While fees like brokerage and stamp duty are relatively predictable, taxes—especially capital gains—can have a major impact on your final profit.

Planning ahead, especially around ownership timelines and tax deductions, can help you save a significant amount of money when selling your property.

Need Help Selling Property in Japan?

If you’re considering selling your property and want to understand your exact costs, timelines, and potential profit, working with a knowledgeable professional can make the process smooth and stress-free.