How to Make International Wire Transfers for Real Estate Purchases in Japan

Buying property in Japan as a non-resident is absolutely possible — but one of the biggest questions foreign buyers ask is:

How do I make international wire transfers for real estate purchases in Japan?

If you don’t live in Japan and don’t have a Japanese bank account, understanding how payments work during contract and closing is critical. This guide explains exactly how foreign buyers transfer funds into Japan safely and efficiently for property purchases, inspections, renovations, taxes, and more.

Understanding International Wire Transfers for Real Estate Purchases in Japan

Japan operates largely on domestic-to-domestic bank transfers for real estate transactions. Sellers, real estate agencies, and judicial scriveners typically expect funds to arrive from a Japanese bank account.

This creates a challenge for overseas buyers:

• No Japanese residency

• No Japanese bank account

• Large payments required at contract and closing

That means funds must first be transferred internationally into Japan, then forwarded domestically to the appropriate party.

This is where working with a trusted real estate agency, judicial scrivener, or consultation company like Omoroi Osaka becomes extremely important.

Payment Stage 1: Contract Deposit (Typically 10%)

When purchasing property in Japan as a foreign buyer, you will usually make a cash purchase if you live overseas.

At contract signing, a 10% deposit is typically required.

How It Works:

1. You send an international wire transfer from your home country.

2. The funds are sent to:

   • The real estate agency’s trust account, or

   • A consultation company assisting you, or

   • In some cases, the judicial scrivener

3. On the day of contract signing, that money is transferred domestically to the seller’s account.

Because many private sellers’ accounts do not smoothly accept international wires, routing the money through a trusted Japanese intermediary ensures the deposit arrives properly and on time.

What Happens If You Cancel?

If you back out before signing the contract, the funds are returned to you (minus international remittance and transfer fees).

This is why choosing a trustworthy company when making international wire transfers for real estate purchases in Japan is absolutely essential.

Payment Stage 2: Final Closing Payment (Remaining 90% + Fees)

Closing is when the remaining balance is due. This includes:

• Final 90% of purchase price

• Real estate agent commission

• Judicial scrivener fees

• Title registration fees

• Property acquisition tax (if applicable)

• Other closing costs

The transfer process is usually the same:

1. You send an international bank wire into Japan.

2. Funds are received by the agency or scrivener.

3. On closing day, domestic transfers are made to all required parties simultaneously.

Because closing involves large sums, many buyers prefer traditional international wire transfers directly from their bank rather than online platforms.

Wise vs. International Bank Wire Transfers

Many buyers ask whether Wise (formerly TransferWise) can be used.

For Properties Under ¥10,000,000

Wise can often be used successfully for:

• Contract deposits

• Lower-priced property purchases

• Inspection payments

• Renovation deposits

However, Wise has become stricter with larger transfers and compliance checks.

For Properties Over ¥10,000,000

For higher-value properties, we strongly recommend traditional international wire transfers from your bank.

Benefits include:

• Clear transaction tracking

• Reduced compliance interruptions

• Higher transfer limits

• Greater peace of mind for large amounts

When making international wire transfers for real estate purchases in Japan, reliability and transparency matter more than small savings on fees.

Other Payments Foreign Buyers Need to Transfer

Beyond contract and closing, overseas buyers often need to transfer money for:

Property Inspections

Home inspections in Japan are usually paid upfront. These are smaller payments and can often be handled via Wise or bank transfer to a local intermediary.

Renovations

If renovating before or after closing, payments are typically required in stages. Since most contractors only accept domestic Japanese transfers, funds must be routed into Japan first.

Homeowners Insurance

Fire insurance and earthquake insurance policies may require domestic transfers, though some insurers allow credit card payment.

Property Taxes

Annual fixed asset taxes are billed domestically. If you are overseas, a management or consultation company can help process these payments on your behalf.

Why Trust Matters When Making International Wire Transfers for Real Estate Purchases in Japan

Because payments must often be routed through a third party in Japan, you must:

• Verify company registration

• Confirm bank account details carefully

• Double-check recipient information

• Avoid sending funds to unknown individuals

Reputable agencies and consultation companies will:

• Provide formal invoices

• Provide clear payment breakdowns

• Confirm receipt immediately

• Return funds promptly if contracts are not executed

Never rush international transfers without proper documentation.

After Purchase: Setting Up Utilities and Ongoing Payments

Once you own the property and have services set up, many ongoing payments can be made by:

• Credit card

• Automatic bank draft (if you later open a Japanese account)

• Management company billing

Utilities like electricity, gas, water, and Wi-Fi can often be linked to a credit card once service contracts are established.

However, the initial purchase and renovation stage will almost always require domestic Japanese bank transfers.

Final Thoughts

Understanding how to make international wire transfers for real estate purchases in Japan is one of the most important parts of buying property as a foreigner.

Japan’s system is safe and structured — but it relies heavily on domestic banking infrastructure. Without a Japanese bank account, overseas buyers must plan ahead and work with reliable professionals who can handle domestic forwarding transfers properly.

If you are considering buying property in Osaka, Kyoto, Tokyo, Kobe, Yokohama, Fukuoka, or anywhere in Japan and need guidance on payment logistics, Omoroi Osaka can assist with coordinating transfers, documentation, inspections, and closing procedures.

Making the process smooth, transparent, and stress-free is exactly what we specialize in.