Finding Home in Japan:How EM Labo Helps International Buyers Navigate the Real Estate Market

Hello, and thank you for visiting our column.
We are EM Labo, a real estate brokerage based in Tokyo. For the past 13 years, we have operated entirely through client referrals, maintaining a closing rate of 87%. This approach has allowed us to build a practice grounded in trust, sincerity, and long-term relationships.

Japan is becoming home to more international residents than ever before. As the number of people who love Japan and wish to live here continues to grow, so does the need for real estate support that bridges cultures, languages, and expectations. At EM Labo, we are honored to assist many of these clients—helping them not only find a property, but also feel at home.

Our Approach: 13 Years of Trusted, Referral-Only Brokerage

From day one, our business has grown through introductions from clients who felt truly cared for.
We do not rely on mass advertising. Instead, every consultation, every property search, and every closing is handled with personal attention and professional integrity.

This referral-based model naturally brings clients who value communication, honesty, and thoughtful guidance—qualities especially important for those navigating a foreign market.

How Japan’s Evolving Demographics Shape the Property Market

According to the Immigration Services Agency of Japan, the number of foreign residents at the end of 2024 reached 3,768,977, an increase of over 350,000 from the previous year. Tokyo remains the prefecture with the highest number of residents from overseas, with many living in central wards such as Shinjuku. Nationally, residents from China, Vietnam, and South Korea make up the three largest groups.

In addition, Japan welcomed an estimated 3.89 million international visitors in October 2025 alone.

Recently, we are seeing a new trend: clients who love Japan but prefer to avoid the crowds in central Tokyo. Some now seek second homes in quieter regions such as Nagano, Chiba, Yamanashi or just outside the city.

Supporting Clients from Around the World

At EM Labo, we have supported clients from the United States, Taiwan, Hong Kong, Singapore, Australia, New Zealand, France, Germany, and more.

Many share the same sentiment:
“I love Japan, and I want to build my life here.”

Hearing these words—and being able to support that dream—remains one of the most meaningful aspects of our work.

Japan’s Property Rules: Simple, Clear, and Surprisingly Open

One of the unique features of Japan’s real estate market is its openness.
Unlike many countries that restrict land ownership by foreigners, Japan allows non-Japanese buyers to purchase land and buildings under the same rules as Japanese citizens.

This transparency provides great confidence for those looking to invest or settle in Japan.

However, because real estate culture differs around the world, many clients tell us:
“Japan uses much more paperwork than the US or Europe—and the process is completely different.”

Understanding these differences is the first step toward a smooth purchase.

Understanding Japanese Real Estate Procedures

Japanese law recommends that real estate contracts designate a Japanese court as the exclusive jurisdiction.
This means that official documents—such as brokerage agreements, important disclosure statements, and purchase contracts—must be prepared in Japanese.

Even clients who have lived in Japan for decades often prefer assistance in English when reviewing these documents.
As a licensed real estate agent (takken-shi), I provide English reference translations to help clients fully understand every step, reducing stress and ensuring clarity throughout the transaction.

English Support, Clear Explanations, and Trusted Guidance

Our goal is simple:
To ensure that international buyers feel secure, respected, and fully informed.

We act as intermediaries, negotiators, translators, and advisors—bridging any gaps that may arise between buyers, sellers, and related parties.
Whether reviewing contracts, coordinating with banks, or communicating with management companies, we stand beside our clients as their trusted partner in Japan.

Real Difficulties, Real Solutions

International buyers sometimes face challenges, especially with financing.

Mortgage approvals can be affected by factors such as:
・uncertainty about long-term residency
・limited Japanese-language proficiency
・bank-specific requirements

Banks like SMBC Prestia, SBI Shinsei, and several regional banks offer varying levels of support. Some accept applications without permanent residency, though interest rates may differ.

Because the criteria vary greatly between institutions, working with an experienced brokerage is essential. We help clients understand available options, compare conditions, and make well-informed decisions.

Why Renting Can Be Difficult—And How We Navigate It

The rental market is where international residents face the most barriers.
Even today, only a small percentage of rental listings clearly accept foreign tenants. For newcomers, this can come as a surprise.

At EM Labo, we handle both sales and rentals.
This allows us to guide clients with realistic expectations, advocate on their behalf, and identify suitable properties as efficiently as possible.

Our Philosophy: Serving with Integrity for Buyers and Sellers

We are a brokerage—not a property flipper.
We do not buy properties for resale; instead, we focus entirely on representing the interests of our clients.

For sellers, we aim to deliver “higher, faster, and more honest” results.
For buyers, we ensure “fair prices, thoughtful guidance, and a property they truly love.”

Integrity is at the core of everything we do.

Thinking of Buying in Tokyo? Let’s Talk.

Whether you are exploring your first home in Japan, considering an investment, or searching for a peaceful retreat outside the city, we would be delighted to support your journey.

If you would like to discuss your options—or simply ask questions, please feel free to contact us anytime.
At EM Labo, we are here to help you find not only a property, but a place to belong.

Having lunch with the EM Labo team at Yamato, the soba restaurant in Azabudai Hills.