Can You Get Residency in Japan by Buying Property? Japan's Business Manager Visa Explained (2026 Guide)
nghuen-lawCan buying an apartment in Japan help you obtain residency? What about depositing a large sum of money in a Japanese bank or establishing a company?
These are questions I sometimes receive from people overseas who are considering relocating to Japan.
Some countries offer residency-by-investment programs, often known as Golden Visas, under which qualifying investments or real estate purchases may provide a pathway to residency.
Japan takes a different approach.
In this article, I explain how property ownership, financial assets, and company establishment relate to Japanese immigration requirements, particularly the Business Manager status of residence.
1. Can You Obtain Residency in Japan by Buying Property?
No. Japan does not offer a residence status or permanent residence simply because a foreign national purchases real estate.
Foreign nationals may own property in Japan, subject to applicable laws and regulations. However, owning an apartment, house, or commercial building does not automatically grant the right to reside in Japan.
For example, buying an apartment in Tokyo or Osaka does not, by itself, qualify the owner for a long-term residence status.
Similarly, Japan does not offer permanent residence simply because someone maintains a large balance in a Japanese bank account.
To live in Japan on a long-term basis, foreign nationals generally need an appropriate status of residence based on their intended activities or personal circumstances.
These may include employment, family relationships, business management, or other qualifying activities.
2. What If You Establish a Company in Japan?
Establishing a company in Japan is different from obtaining permission to reside in Japan.
A foreign national may be able to establish and own a Japanese company without automatically becoming eligible to live in the country.
For entrepreneurs who genuinely intend to establish and manage a business in Japan, the Business Manager status of residence may be an option.
However, this is not a passive investment visa.
The applicant must intend to engage in genuine business management or administration activities in Japan.
Simply registering a company or holding shares does not guarantee immigration approval.
3. Japan's Business Manager Visa Requirements Changed in October 2025
On October 16, 2025, Japan introduced significant changes to the eligibility requirements for the Business Manager status of residence.
The revised requirements generally include the following.
1. Capital or business investment of at least JPY 30 million
For a company, the requirement generally concerns paid-in capital or total contributions. For an individual business, the assessment concerns the amount invested in operating the business.
2. Employment of at least one qualifying full-time employee
The business must employ at least one full-time employee who meets the relevant immigration criteria, such as a Japanese national, permanent resident, or another qualifying resident.
3. Japanese-language proficiency
The business manager or a qualifying full-time employee must generally demonstrate Japanese-language proficiency equivalent to B2 under the Japanese-language education framework.
4. Relevant qualifications or management experience
The applicant must generally have an appropriate master's-level or higher degree related to business management or the relevant business field, or at least three years of qualifying business management experience.
5. A business plan reviewed by an appropriate professional
The applicant must provide a business plan that has undergone the required professional review.
In addition, the availability of an appropriate business premises, the actual business activities, and the viability of the proposed operation are important considerations.
These are general requirements. Specific applications may involve additional considerations, exceptions, or transitional measures.
4. Is Having Enough Money Sufficient to Obtain a Business Manager Visa?
No. Financial resources alone do not guarantee approval.
Having sufficient capital is important, but immigration authorities also consider whether the applicant will genuinely operate a viable business in Japan.
Relevant questions may include:
- What products or services will the company provide?
- Who are the expected customers?
- How will the business generate revenue?
- How will the required employees be recruited and retained?
- Does the applicant have suitable management experience?
- Is there a credible plan for sustainable operations?
The Business Manager status of residence is intended for genuine business management activities, not simply for individuals seeking residency through asset ownership.
A company established only as a formality, without genuine business operations, may not satisfy the immigration requirements.
5. What Should Foreign Entrepreneurs Check Before Investing in Japan?
If you are considering establishing a business in Japan, it is advisable to review immigration requirements before making major financial commitments.
Important matters to consider include:
- The nature of your proposed business and its revenue model
- Capital requirements and the source of funds
- Securing suitable business premises
- Hiring qualifying full-time employees
- Your academic qualifications and professional experience
- Meeting the Japanese-language requirement
- Preparing a realistic business plan
- The expected immigration application timeline
Starting the company establishment process without first considering immigration eligibility may result in additional costs or changes to your business plan.
Business planning and immigration preparation should therefore be considered together.
6. Immigration Support Informed by International Business Experience
Before establishing my administrative scrivener practice in Japan, I spent more than 12 years working in business and management across Dubai, Vietnam, China, and Hong Kong.
Through these experiences, I learned the importance of understanding local regulations, business practices, and administrative requirements when entering a foreign market.
Today, at Nghuen-law office（グエン行政書士事務所）, I support foreign entrepreneurs and business owners with Japanese immigration applications.
Our services include reviewing immigration application requirements, organizing supporting documentation, and assisting with Certificate of Eligibility (COE) applications for individuals planning to conduct business management activities in Japan.
Our role is to provide professional immigration application support, helping clients understand the relevant requirements and prepare their applications appropriately.
Conclusion: Investing in Japan and Obtaining Residency Are Different Matters
Buying property, maintaining substantial bank deposits, and establishing a company are not, by themselves, pathways to Japanese residence status or permanent residence.
For foreign entrepreneurs who genuinely intend to establish and manage a business in Japan, the Business Manager status of residence may be a suitable option, provided the applicable requirements are met.
If you are considering relocating to Japan to operate a business, review your immigration options before making major investments.
At Nghuen-law office, we welcome inquiries from foreign entrepreneurs and business owners seeking professional support with Japanese immigration applications.
Nghuen-law office（グエン行政書士事務所）
Disclaimer: This article provides general information based on publicly available immigration rules as of October 2026. Immigration requirements and individual circumstances should be reviewed before submitting an application. Approval is not guaranteed.
Official references
Immigration Services Agency of Japan — Amendments to the Business Manager status of residence requirements:
http://www.moj.go.jp Immigration Services Agency of Japan — Business Manager status of residence:
