Can Foreign Nationals Get a Mortgage in Japan? Permanent Residency, Work Visas and Spouse Guarantees

The short answer: banks look at permanent residency, not nationality

Whether you can get a home loan in Japan depends on your residence status, not your passport. Most banks and the public Flat 35 programme list "Japanese nationality or permanent residency" as an application requirement^[1][2][3]. If you hold a work visa or another status, there are two routes: a spouse who is Japanese or a permanent resident acts as joint guarantor, or you use one of the few products designed for foreign nationals without permanent residency^[4][5][6]. This article sorts the published conditions of several lenders into three cases by residence status and explains what extra preparation is needed if you do not yet have permanent residency.

With permanent residency: the same terms as Japanese nationals

Flat 35, the long-term fixed-rate mortgage offered by the Japan Housing Finance Agency through private lenders, states that applicants must be Japanese nationals, holders of permanent residency, or special permanent residents^[1]. Other main conditions: under 70 at the time of application; total annual repayments on all loans at or below 30% of annual income if income is under 4 million yen, and at or below 35% if income is 4 million yen or more; a loan of between 1 million and 120 million yen; a term of 15 to 35 years; a floor area of at least 30 square metres for a condominium unit; and the home must be occupied by the applicant or a relative, so properties rented out to third parties are excluded^[1].

MUFG Bank's product description dated 1 October 2026 likewise covers Japanese nationals and foreign nationals with permanent residency, aged 18 or over and before their 70th birthday at borrowing and before their 80th birthday at final repayment, for loans of 5 million to 300 million yen over 2 to 40 years, with no guarantor required in principle^[2]. SBI Sumishin Net Bank requires foreign applicants to have obtained permanent residency in Japan and to submit specified identity documents showing their residence status, with borrowers aged 18 to 65 at borrowing and under 80 at final repayment^[3]. SBI Shinsei Bank states plainly that foreign nationals with permanent residency are treated on the same terms as Japanese individuals^[4].

In other words, once you hold permanent residency, the application is institutionally no different from a Japanese national's. What remains are the ordinary screening items: income, length of employment, credit history and the property itself.

Without permanent residency: three routes

Route one: a spouse who is Japanese or a permanent resident. SBI Shinsei Bank's conditions state that if the applicant does not hold permanent residency, the spouse must hold Japanese nationality or permanent residency and must act as joint and several guarantor^[4]. The other conditions match those for ordinary applicants: aged 20 to 65 at application and under 80 at final repayment; a regular or contract employee with gross income of at least 3 million yen in the previous year; for the self-employed, at least two years in business and average income after expenses of at least 3 million yen over two years; and a loan of 5 million to 300 million yen^[4].

Route two: products designed for foreign nationals without permanent residency. Tokyo Star Bank's Star Home Loan is built for exactly this group. Applicants need at least one year of employment in Japan as a regular employee and gross annual income of at least 4 million yen, or income of at least 3 million yen if they are a regular employee aged 40 or under and meet the bank's collateral valuation and other conditions; company directors and the self-employed need at least three fiscal years of business in Japan^[5]. Loans run from 5 million to 100 million yen over 1 to 35 years. No guarantee company is used, so there is no guarantee fee, but an administrative fee of 2.2% to 3.3% of the loan amount (tax included) is charged at drawdown. The variable rate was 2.400% to 3.500% per year as of 1 November 2026, with a 1.10% reduction for the whole term if the repayment account is designated for salary deposits^[5]. A spouse, if any, must become a joint borrower or joint guarantor, and if the borrower obtains permanent residency during the loan and notifies the bank, a rate reduction may be granted after review^[5].

Suruga Bank's home loan for foreign customers also states that people without permanent residency may apply. Borrowers must be 18 or over and under 70 at borrowing and under 85 at final repayment; loans range from 300,000 yen to 600 million yen over 1 to 40 years for detached houses and 1 to 50 years for condominiums; no guarantor is required in principle^[6]. Applicants must be able to understand the product and contract explanations in Japanese, and the bank declines those who cannot. The product outline is available in Japanese, English and Chinese, and a rate reduction may be considered if the borrower obtains permanent residency during the loan and informs the bank^[6].

Route three: obtain permanent residency first, then buy. If neither route works, consider putting permanent residency ahead of the purchase. Under the Immigration Services Agency's permanent residency guidelines revised on 24 February 2026, the principle is at least 10 consecutive years of residence in Japan, including at least 5 consecutive years under a work or residence status, together with fulfilment of tax, public pension and public health insurance payment obligations^[7]. There are exceptions: spouses of Japanese nationals, permanent residents or special permanent residents qualify after at least 3 years of genuine married life and at least 1 consecutive year of residence; Highly Skilled Professionals need 3 consecutive years with 70 points or more, or 1 consecutive year with 80 points or more^[7]. A transitional measure also treats holders of a 3-year period of stay as meeting the "longest period of stay" requirement until 31 March 2027^[7].

What this means for buyers

Check your status before you view properties. Look at your residence card first. With permanent residency you have the widest choice of lenders and can use Flat 35^[1]. Without it, the options narrow to a spouse guarantee or a specialised product, and the rates and fees usually differ from mainstream loans^[4][5].

Work out the employment and income thresholds in advance. Products for applicants without permanent residency set explicit minimums, such as one year as a regular employee and income of at least 4 million yen^[5]. If you have just changed jobs or arrived in Japan, you may need to wait a while.

A spouse guarantee is a serious commitment. When a spouse acts as joint guarantor, they take on the whole debt if the borrower cannot pay^[4]. Both partners should understand the contract.

Japanese ability is also a condition. Suruga Bank explicitly requires applicants to understand the explanations in Japanese^[6]. Even when a Chinese-language outline is provided, the contract documents are in Japanese, so ask your agent or the bank to walk through anything unclear.

Flat 35 cannot be used for rentals. It is limited to homes occupied by the applicant or a relative^[1]. Buying to let falls under investment loans, with entirely different conditions.

If you plan to buy, put the permanent residency application on your timeline. The residence years, tax records and pension payments in the guidelines all need to be in order ahead of time^[7].

Summary

The dividing line for a home loan in Japan is permanent residency. With it, foreign nationals apply on the same terms as Japanese nationals and can use Flat 35 and the major banks^[1][2][3][4]. Without it, either a Japanese or permanent-resident spouse acts as joint guarantor, or you choose a product for foreign nationals without permanent residency and accept higher income and employment thresholds and different rates and fees^[4][5][6]. Lenders change their conditions from time to time, so always read the latest product description before applying. If you are considering a purchase in Osaka, contact us and we will map out realistic financing routes based on your residence status and income.