Non-Resident Selling Property in Tokyo: A Guide for Overseas Owners

Can you sell property in Tokyo while living overseas?

Yes. In many cases, an overseas owner can sell a condominium, house, land, or investment property in Tokyo without returning to Japan for every stage of the transaction.

Property valuation, brokerage consultations, marketing reports, offer negotiations, and many document explanations can be handled remotely. Depending on the transaction, it may also be possible to complete the contract and closing through a representative, international document delivery, online meetings, and coordination with Japanese professionals.

However, selling Japanese real estate from overseas requires more preparation than an ordinary domestic sale.

You may need to arrange:

• Proof of your current overseas address
• Alternative documents to a Japanese seal certificate
• A power of attorney
• Identity verification by a judicial scrivener
• Repayment of an outstanding Japanese mortgage
• Japanese tax withholding and tax filings
• The appointment of a tax agent in Japan
• Receipt or overseas transfer of the sale proceeds

EM Labo is a Tokyo-based real estate brokerage, not a law firm, tax accounting firm, or bank.

We support the real estate portion of the sale in English, including valuation, marketing, buyer negotiations, contract coordination, settlement, and communication with Japanese professionals. When tax, registration, legal, or banking expertise is required, we coordinate with the appropriate specialist.

This guide explains how a non-resident can sell property in Tokyo while living overseas.

Can You Sell Tokyo Property While Living Overseas?

Yes. A property owner does not generally need to live in Japan simply to sell Japanese real estate.

An overseas owner may be able to sell:

• A condominium in Tokyo
• A detached house
• Residential land
• A rental property
• An apartment building
• An inherited property
• A property owned jointly with another person
• A property owned by a foreign company

The sale is still governed by Japanese real estate, registration, contract, and tax procedures because the property is located in Japan.

Your country of residence can also affect which documents are available, how signatures are certified, how the sale proceeds are received, and whether you have additional tax reporting obligations outside Japan.

The feasibility of a fully remote sale therefore depends on:

• Your current country of residence
• The registered ownership
• The documents you possess
• Whether a mortgage remains registered
• Whether the property is vacant or occupied
• The buyer’s requirements
• The judicial scrivener’s identity-verification procedure
• How the contract and closing will be conducted

Selling remotely is often possible, but it should be planned before marketing begins.

The agent, judicial scrivener, lender, tax professional, and bank should identify the required procedures early enough to avoid delays after a buyer has been found.

What Does Non-Resident Mean in Japan?

The word “non-resident” is often used casually to describe anyone living overseas. In Japanese tax law, however, it has a more specific meaning.

Japan’s National Tax Agency generally treats an individual as a non-resident for income tax purposes when the person does not have a domicile in Japan and has not maintained a residence in Japan continuously for one year or more.

Foreign nationality and non-resident status are not the same.

For example:

• A foreign national living and working in Tokyo may be a Japanese tax resident.
• A Japanese citizen who has moved overseas may be a non-resident.
• A foreign owner living overseas may be a non-resident even if the owner previously lived in Japan.

This distinction matters because non-resident property sellers may be subject to:

• Japanese taxation on the property gain
• Withholding from the sale price
• A Japanese tax return
• The appointment of a tax agent

Tax residency should be confirmed based on your individual circumstances rather than nationality alone.

Official information is available from the National Tax Agency’s guidance on non-resident taxation in Japan.

Do You Need to Return to Japan to Sell the Property?

You may not need to return to Japan, but this cannot be guaranteed for every transaction.

Many parts of the sale can usually be handled remotely, including:

• The initial consultation
• Property valuation
• Signing a brokerage agreement
• Receiving marketing reports
• Reviewing offers
• Negotiating the price and conditions
• Preparing documents
• Meeting professionals by video call

The contract and closing may also be completed remotely when appropriate documents, identity verification, and representation arrangements are in place.

However, physical attendance may still become necessary when:

• The required identity cannot be verified remotely
• Suitable overseas certification documents cannot be obtained
• The lender requires the seller to attend a particular procedure
• The buyer or another party will not accept a remote process
• The ownership or inheritance records are incomplete
• A dispute or unusual legal issue must be resolved

Your agent and judicial scrivener should review your situation before promising that the entire transaction can be completed without travel.

Who Is Involved in an Overseas Property Sale?

Selling Tokyo property from overseas may involve several professionals with different responsibilities.

Professional	Main Role
Real estate agent	Valuation, marketing, buyer communication, negotiations, contract coordination, and settlement management
Judicial scrivener	Identity verification, registration documents, mortgage cancellation, and ownership transfer procedures
Tax accountant or tax agent	Tax residency review, tax filings, tax-agent procedures, and calculation of the taxable gain
Bank or mortgage lender	Repayment of an existing mortgage, release of the security interest, and transfer of funds
Surveyor or land and house investigator	Boundary, land, building, or registration-related investigations when required
Lawyer	Legal advice when a dispute, inheritance issue, ownership problem, or unusual contract matter exists

A real estate agent coordinates the transaction but does not replace these specialists.

For an overseas owner, it is particularly helpful to appoint an English-speaking real estate agent who can communicate with the Japanese parties and explain how each professional’s work fits into the sale.

How to Sell Property in Tokyo from Overseas

A remote property sale generally follows the same basic process as a domestic sale, with additional preparation for documents, representation, taxes, and settlement.

1. Begin with an Online Consultation

Explain the basic details of the property and your circumstances.

Useful information includes:

• The property address
• The property type
• The registered owner or owners
• Your current country of residence
• Whether the property is vacant, owner-occupied, or tenanted
• Whether a mortgage remains
• Your desired sale schedule
• The documents currently in your possession

You should also explain whether you are willing to travel to Japan if absolutely necessary.

2. Complete a Preliminary Property Valuation

The agent may initially assess the property using:

• Registered property information
• Building and condominium information
• Recent comparable transactions
• Current competing listings
• Photographs and previous sales documents
• Rental information where applicable

A more precise valuation may require an on-site inspection.

3. Inspect the Property in Japan

If the property is vacant, the agent may need access through a key holder, property manager, relative, or other authorized person.

If the property is tenanted, access may be limited and must be coordinated in accordance with the lease and the tenant’s rights.

The agent should confirm:

• The interior condition
• Repair and renovation history
• Remaining belongings
• Building management
• Common-area condition
• Any visible defects

4. Confirm the Remote-Sale Documents

Before marketing begins, the agent and judicial scrivener should identify the documents likely to be required from your country of residence.

Obtaining notarized or consular documents can take time, so this should not be left until closing.

5. Sign a Brokerage Agreement

The brokerage agreement appoints the real estate company to market and coordinate the sale.

Before signing, confirm:

• The proposed listing price
• The marketing strategy
• The brokerage fee
• The agreement period
• The frequency of activity reports
• How signatures and original documents will be handled

6. Prepare and Market the Property

The agent prepares the listing information, photographs, floor plans, disclosures, and marketing materials.

Marketing may include:

• Japanese real estate networks
• Japanese property portals
• Communication with other brokerage companies
• English-language marketing
• Existing Japanese and international buyer networks
• Virtual viewing materials

7. Receive Remote Marketing Reports

You should receive regular information about:

• Buyer inquiries
• Viewing activity
• Buyer feedback
• Competing properties
• Price discussions
• Recommended marketing adjustments

Overseas owners should agree in advance on the primary communication method, such as email, video meetings, or a messaging application.

8. Review and Negotiate Offers

When a buyer submits an offer, consider more than the proposed price.

The offer may also include:

• The buyer’s financing method
• A mortgage contingency
• The proposed contract date
• The proposed closing date
• Requests for repairs or equipment
• Other conditions

Your agent should explain the offer in English and communicate your response to the buyer’s side in Japanese.

9. Complete the Contract Procedures

Once the principal conditions have been agreed, the agents investigate the property and prepare the contract documents.

The remote signing method depends on the transaction and the parties involved.

10. Prepare for Closing

Before settlement, the seller may need to:

• Send original documents to Japan
• Complete a video identity-verification meeting
• Sign a power of attorney
• Repay an outstanding mortgage
• Remove personal belongings
• Complete agreed repairs
• Arrange the handover of keys
• Confirm the account for receiving the proceeds

11. Complete Settlement and Ownership Transfer

At closing, the buyer pays the balance, the seller’s mortgage is repaid if necessary, and the judicial scrivener submits the registration documents.

After the transfer conditions have been satisfied, the property and keys are handed over to the buyer.

12. Complete Post-Sale Tax Procedures

The seller may need to file a Japanese tax return and settle the amount withheld from the purchase price.

An overseas seller should prepare for this stage before closing rather than waiting until the following tax season.

How Can You Obtain a Tokyo Property Valuation Remotely?

You do not normally need to visit Japan simply to request an initial valuation.

An agent may be able to prepare a preliminary assessment using property information and market data.

Useful materials include:

• The property address
• The building and unit number
• The original purchase contract
• A floor plan
• Property tax documents
• Condominium management statements
• Renovation records
• Lease and rental information
• Recent photographs

A Remote Valuation May Be Preliminary

The final recommended listing price may change after the agent inspects the property and reviews its detailed records.

An on-site inspection can reveal matters such as:

• Interior damage
• Views and natural light
• Noise
• Condition of common areas
• Renovation quality
• Remaining furniture and belongings

Ask for the Evidence Behind the Valuation

A credible valuation should explain:

• Relevant recent transactions
• Current competing listings
• The likely buyer profile
• The expected marketing period
• The recommended initial price
• When the strategy should be reviewed

An unusually high valuation may be attractive, but it does not guarantee that a buyer will pay that amount.

EM Labo bases its sales analysis on current market listings and recent transaction data and develops an individualized selling strategy with the owner.

Learn more about EM Labo’s Tokyo property sales support.

What Documents Does an Overseas Seller Need?

The required documents depend on the registered owner, country of residence, property, mortgage, and judicial scrivener.

Common property-related documents may include:

• Title identification information or an older title certificate
• The original purchase agreement
• Property tax notices
• Condominium management documents
• Building plans and inspection records
• Renovation and repair records
• Lease documents for a tenanted property
• Mortgage and lender information

Personal or corporate identification documents may include:

• A valid passport
• Proof of your current overseas address
• A notarized affidavit
• A signature certificate
• Documents issued or authenticated by a Japanese consulate
• Corporate registration documents
• Evidence of signing authority for a company

Why Is Proof of Address Important?

The address shown in the Japanese property registration may differ from your current overseas address.

The judicial scrivener may need documents showing the connection between:

• The owner named in the registration
• Your previous Japanese address
• Your current overseas address

Address-history evidence can be particularly important when you have moved several times since purchasing the property.

What Replaces a Japanese Seal Certificate?

A seller living in Japan commonly uses a registered seal and seal registration certificate for important property procedures.

An overseas owner who cannot obtain a Japanese seal certificate may need an alternative form of signature certification.

The acceptable document and wording depend on your country of residence and the judicial scrivener’s requirements.

Do not arrange notarization based only on a general online template. Obtain the required format from the professional handling the registration.

Do You Need a Power of Attorney?

A power of attorney may be required when another person will complete certain procedures on your behalf in Japan.

The representative may be authorized to perform tasks such as:

• Signing specified documents
• Communicating with the buyer or agent
• Attending settlement
• Submitting registration-related documents
• Receiving certain notices

The power of attorney should clearly identify:

• The property
• The owner
• The representative
• The specific authority granted
• Any limits on that authority

A broad and vaguely worded power of attorney may create unnecessary risk. A power that is too narrow may not cover a procedure required at closing.

The document should therefore be prepared or reviewed for the specific transaction.

The Real Estate Agent Is Not Automatically Your Legal Representative

Appointing a brokerage company does not automatically authorize the agent to sign every contract or registration document on your behalf.

The brokerage agreement and the power of attorney serve different purposes.

Your agent should explain when a separate representative or authorization document is required.

Can the Sale Contract Be Completed Remotely?

A sale contract may be completed remotely, but the method differs between transactions.

Possible methods include:

• Sending original documents internationally
• Signing separate copies of the same agreement
• Using electronic contract procedures when available and accepted
• Appointing a representative through a power of attorney
• Combining signed documents with online explanations and identity verification

Before signing, the overseas seller should receive a clear English explanation of:

• The agreed sale price
• The deposit
• The payment schedule
• The buyer’s financing condition
• The closing date
• The equipment included in the sale
• The property disclosure statements
• The seller’s contractual responsibilities
• Cancellation provisions

International delivery time and time-zone differences should be included in the contract schedule.

How Does Remote Closing Work?

Closing is the stage at which the remaining purchase price is paid and ownership is transferred.

For an overseas seller, the process usually requires advance coordination between:

• The seller
• The buyer
• Both real estate agents
• The judicial scrivener
• The seller’s mortgage lender, if applicable
• The banks handling the payment

Before closing, the judicial scrivener generally needs to confirm the seller’s identity, intention to sell, and authority to transfer the property.

The seller’s original documents should arrive in Japan before the scheduled settlement date.

What Happens on the Closing Date?

A typical closing may include:

1. The judicial scrivener confirms that the documents are complete.
2. The buyer pays the remaining purchase price.
3. The seller’s outstanding mortgage is repaid, where applicable.
4. Transaction costs and prorated amounts are settled.
5. The judicial scrivener submits the ownership-transfer and mortgage-cancellation registrations.
6. The keys and property documents are released to the buyer.

The order and payment route should be confirmed before closing, especially when the seller will receive funds outside Japan.

Selling Tokyo Property with an Outstanding Mortgage

You can generally sell property that still has a mortgage, but the debt and registered mortgage must usually be resolved at closing.

Confirm the Remaining Loan Balance Early

Ask the lender to provide information about:

• The current loan balance
• The estimated balance on the proposed closing date
• Early repayment fees
• The lender’s required documents
• The procedure for releasing the mortgage
• Whether overseas instructions or signatures are accepted

When the Sale Price Covers the Loan

Part of the buyer’s payment can normally be used to repay the remaining loan at closing.

The lender then provides the documents needed to remove the mortgage registration.

When the Sale Price Does Not Cover the Loan

If the expected proceeds are lower than the mortgage balance and selling costs, you may need to provide additional funds.

The sale normally cannot be completed unless the lender agrees to release its mortgage.

Calculate the likely net proceeds before placing the property on the market.

The 10.21% Withholding Rule for Non-Resident Sellers

One of the most important financial issues for an overseas owner is Japanese withholding tax.

When a seller is treated as a non-resident for Japanese tax purposes, the buyer is generally required to withhold 10.21% of the property purchase consideration.

The withheld amount is paid to the Japanese tax authority rather than being transferred to the seller at closing.

Example of the Effect on Closing Proceeds

If a non-resident sells a property for JPY 80 million and the withholding rule applies, JPY 8.168 million may be withheld from the gross payment.

This calculation is based on the sale consideration, not the seller’s actual profit.

The withholding amount can therefore be significantly larger than the seller’s final tax liability.

When May the Exception Apply?

Withholding may not be required when all of the following conditions are satisfied:

• The buyer is an individual
• The buyer acquires the property for the buyer’s own residence or a relative’s residence
• The total purchase consideration is JPY 100 million or less

If any of these requirements is not satisfied, the buyer may need to withhold.

For example, withholding may remain relevant when:

• The buyer is a company
• The buyer purchases the property as an investment
• The price exceeds JPY 100 million

Withholding Is Not the Final Tax Calculation

The amount withheld is generally credited against the tax calculated through the seller’s Japanese tax return.

Depending on the taxable gain, the seller may:

• Receive a refund
• Owe additional tax
• Have a final liability close to the amount withheld

Official Japanese guidance is available from the National Tax Agency’s pages on selling Japanese real estate while working or living overseas and withholding when purchasing property from a non-resident.

Do not estimate your net proceeds using the sale price alone.

Mortgage repayment, selling costs, and possible 10.21% withholding can significantly reduce the amount received at closing.

Discuss Your Tokyo Property Sale

Japanese Tax Returns and the Appointment of a Tax Agent

A non-resident who sells Japanese real estate may be required to file a Japanese tax return because the gain is Japanese-source income.

The National Tax Agency’s June 2026 guidance explains that income from transferring Japanese real estate can be taxed in Japan even when the sale proceeds are received overseas or tax has already been withheld.

The tax return is used to calculate the taxable gain and settle the amount withheld.

What Is a Tax Agent?

A tax agent is a person or corporation in Japan authorized to handle tax procedures for a taxpayer who does not live in Japan.

The tax agent may:

• Submit tax returns
• Receive tax-office correspondence
• Handle tax payments
• Assist with refund procedures

The tax agent must generally be an individual residing in Japan or a Japanese corporation.

The appointment must be reported to the relevant tax office.

See the National Tax Agency’s information about appointing a tax agent.

EM Labo Is Not a Tax Agent or Tax Accounting Firm

EM Labo manages the real estate transaction but does not calculate or file an owner’s individual tax return.

When necessary, we can coordinate with an English-speaking tax professional so that the tax implications are considered alongside the selling schedule.

How Can You Receive the Sale Proceeds Overseas?

The payment route should be planned before the contract is signed.

Possible arrangements may include:

• Receiving the proceeds in an existing Japanese bank account
• Receiving funds through an approved settlement account
• Transferring the remaining proceeds from Japan to an overseas account

The available method depends on the banks, the seller’s account status, the transaction, and applicable compliance procedures.

Confirm Whether Your Japanese Account Is Still Usable

Some banks restrict services after a customer becomes a non-resident or moves overseas.

Do not assume that an old Japanese bank account can receive and transfer a large property-sale payment without advance confirmation.

Prepare for Banking Checks

The bank may request:

• The sale and purchase agreement
• Proof of ownership
• Identity and address documents
• An explanation of the source of funds
• Tax or withholding information
• Details of the receiving overseas account

Consider Exchange Rates and Transfer Costs

The final amount received in another currency may be affected by:

• The exchange rate
• Japanese bank fees
• Intermediary bank fees
• The receiving bank’s fees
• Daily transfer limits

A real estate agent can coordinate the settlement, but foreign exchange and international remittance services are provided by financial institutions.

Selling Vacant, Occupied, and Tenanted Properties

The property’s occupancy affects access, marketing, viewing arrangements, and the likely buyer.

Vacant Property

A vacant property is often easier to photograph and show to prospective buyers.

However, an overseas owner should arrange:

• Key management
• Regular ventilation and inspections
• Cleaning
• Removal of belongings
• Utility arrangements
• Emergency contact procedures

Property Occupied by Family or Another Person

The occupant should understand the viewing and moving schedule.

The agent needs clear authorization regarding:

• Access to the property
• Photography
• Viewing times
• Handover of keys
• The expected move-out date

Tenanted Investment Property

A tenanted property can generally be sold with the lease continuing.

The likely buyer will usually evaluate:

• The current rent
• The lease conditions
• The tenant’s payment history
• The security deposit
• Property management expenses
• Expected investment yield

Tenant information must be handled appropriately, and viewings of the interior may not be possible.

The lease, deposits, management arrangements, and landlord obligations should be reviewed before marketing.

Costs of Selling Tokyo Property from Overseas

The costs of an overseas sale can include the ordinary selling expenses as well as additional remote-transaction expenses.

Possible costs include:

• Real estate brokerage fees
• Stamp duty
• Judicial scrivener fees
• Mortgage cancellation expenses
• Mortgage early repayment fees
• Cleaning, repairs, and disposal
• Survey or boundary costs
• International courier fees
• Notarization and document-authentication fees
• Translation costs where required
• Tax accountant fees
• International remittance fees
• Japanese capital gains tax where applicable

The seller may also have 10.21% withheld from the sale consideration when the non-resident withholding rule applies.

Ask for an estimated settlement statement showing:

• The expected sale price
• The mortgage balance
• The anticipated selling expenses
• Possible withholding
• The estimated amount available at closing

See EM Labo’s service fees for information about its brokerage charges.

How Long Does It Take to Sell Property from Overseas?

The sales period depends primarily on the property, price, market demand, and buyer conditions.

An overseas transaction may require additional preparation time for:

• Obtaining certified documents
• International shipping
• Judicial scrivener review
• Mortgage-lender procedures
• Remote identity verification
• Tax and banking arrangements

Preparation Before Marketing

Allow enough time to inspect the property, confirm the ownership, organize access, and identify the required overseas documents.

Marketing Period

A realistically priced Tokyo property may attract inquiries relatively quickly, while an unusual or highly priced property may require a longer campaign.

Contract to Closing

After the contract is signed, the buyer may need time for mortgage approval and closing preparation.

International delivery and remote procedures should be reflected in the agreed schedule.

Starting the documentation process early is one of the best ways to avoid extending the closing date.

Common Mistakes Overseas Owners Should Avoid

Remote sales can be handled smoothly when the difficult issues are identified before a buyer is found.

Waiting Until Closing to Prepare Overseas Documents

Notarized and address-history documents may take longer than expected.

Have the judicial scrivener review the requirements early.

Assuming That Foreign Nationality Automatically Means Non-Resident Tax Status

Tax residency depends on your actual domicile and residence, not simply your passport.

Forgetting the 10.21% Withholding

When withholding applies, the amount received at closing can be much lower than expected.

Assuming That Withholding Is the Final Tax

The withheld amount must generally be settled through a Japanese tax return.

Failing to Appoint a Tax Agent

An overseas owner who needs to complete Japanese tax procedures may need a Japan-based tax agent.

Assuming an Old Japanese Bank Account Can Handle the Sale

Confirm the account’s status, transfer limits, and non-resident restrictions before closing.

Not Checking the Mortgage Balance

The net sale proceeds cannot be estimated accurately until the remaining loan and repayment costs are known.

Choosing an Agent Based Only on the Highest Valuation

Ask for market evidence, a buyer strategy, reporting arrangements, and experience with overseas sellers.

Using an Agent Who Only Translates

Remote selling requires transaction management, document coordination, marketing, and communication with multiple Japanese parties.

English ability alone is not enough.

How to Choose an English-Speaking Selling Agent in Tokyo

An overseas owner depends heavily on the agent’s communication and local execution.

Before appointing an agent, ask:

• Do you regularly represent property sellers?
• Have you handled sales for owners living overseas?
• Can you explain the process and documents in English?
• Can you arrange an on-site inspection without me in Japan?
• How will you market the property in the Japanese market?
• Will you also provide English-language marketing?
• How often will I receive activity reports?
• Can you coordinate with an English-speaking judicial scrivener?
• Can you introduce an English-speaking tax professional?
• How will the contract and closing be handled remotely?
• What fees and additional costs should I expect?

Local Tokyo Market Knowledge

The agent should understand the specific market for your property.

A central Tokyo condominium requires a different buyer and pricing analysis from a suburban detached house, a tenanted investment unit, or development land.

Transparent Distribution of Property Information

Ask whether the property will be promptly released through the appropriate Japanese real estate networks and made available to other agencies representing buyers.

Maximum exposure is especially important when the owner cannot monitor local sales activity in person.

Regular English Reporting

The agent should provide clear reports about inquiries, viewings, buyer feedback, and recommended changes.

EM Labo states that it provides biweekly reports concerning inquiries from other agencies and actively encourages other agencies to promote its listed properties.

How EM Labo Supports Overseas Property Owners

EM Labo is a licensed real estate brokerage based in Tokyo, providing English-language sales support to owners living in Japan and overseas.

Our support may include:

• An initial online consultation in English
• A preliminary remote valuation
• An on-site property inspection
• Market and comparable-property analysis
• A recommended pricing and sales strategy
• Japanese and English marketing
• Coordination with other brokerage companies
• Viewing management
• Regular English activity reports
• Offer evaluation and negotiations
• Remote contract coordination
• Mortgage repayment coordination
• Closing and handover support
• Coordination with English-speaking judicial scriveners and tax professionals

What EM Labo Does Not Do

EM Labo does not provide individualized tax, legal, banking, or regulated financial advice outside the scope of real estate brokerage.

We cannot determine:

• Your tax residency
• Your final capital gains tax
• Whether a particular tax deduction applies
• Your tax obligations outside Japan
• Whether a bank will approve an international transfer
• Whether a specific overseas document is legally sufficient without professional review

Our role is to manage the property sale and connect the relevant procedures so that the transaction can move forward clearly and efficiently.

Learn more about:

• Selling property with EM Labo
• Service fees
• Selling property in Japan as a foreigner
• Real estate support for foreigners in Japan

Frequently Asked Questions

Below are common questions from overseas owners considering the sale of Tokyo property.

Can I sell property in Tokyo while living overseas?

Yes. Many parts of the transaction can be handled remotely. The exact process depends on the ownership, documents, mortgage, buyer, and registration requirements.

Do I need to return to Japan to sign the contract?

Not always. The contract may be completed through international document delivery, electronic procedures where available, or an authorized representative. The acceptable method must be confirmed for the individual transaction.

Do I need to return to Japan for closing?

Not necessarily. Remote closing may be possible when identity verification, original documents, mortgage procedures, and a power of attorney have been completed.

What documents replace a Japanese seal certificate?

An overseas owner may need a notarized signature certificate, affidavit, consular certification, or another form of evidence. The required format depends on the country and judicial scrivener.

Can EM Labo hold the keys and arrange viewings?

Key access and viewing arrangements can be discussed as part of the sales plan. The exact arrangement depends on the property, current key holder, occupancy, and authority provided by the owner.

Can I sell a tenanted Tokyo property from overseas?

Yes. A tenanted property can generally be marketed to investors with the lease continuing. Lease, deposit, tenant, rental-income, and management information will be required.

Can I sell property with a Japanese mortgage?

Yes. The mortgage will normally need to be repaid and removed when ownership is transferred. Confirm the balance and lender procedure early.

Will 10.21% always be withheld?

No. The rule generally applies when the seller is a non-resident for Japanese tax purposes. An exception may apply when an individual buyer purchases the property for personal or family residence and the consideration is JPY 100 million or less.

Can I recover the amount withheld?

The amount withheld is credited when the final Japanese tax liability is calculated. Depending on the taxable gain, part of the withholding may be refunded through a tax return.

Do I need a tax agent in Japan?

A non-resident who needs to complete Japanese tax procedures will generally need to appoint a Japan-based individual or corporation as a tax agent.

Can the sale proceeds be transferred directly overseas?

The possible payment route depends on the banks and transaction. International remittance requirements should be confirmed before signing the sale contract.

Can EM Labo file my Japanese tax return?

No. EM Labo is not a tax accounting firm. We can coordinate with an appropriate English-speaking tax professional when tax support is required.

Can I request a valuation before preparing all documents?

Yes. A preliminary valuation can often be prepared using basic property information. The final selling plan may require an inspection and further documentation.

Request a Tokyo Property Valuation in English

Living overseas does not necessarily prevent you from selling property in Tokyo.

The transaction can often be handled remotely when the necessary professionals, documents, communication, and settlement arrangements are organized in advance.

Before marketing the property, you should clarify:

• The realistic market value
• The registered ownership
• The current mortgage balance
• The documents available in your country
• Whether a representative is required
• Whether non-resident withholding may apply
• How tax procedures will be handled
• How you will receive the sale proceeds

EM Labo supports overseas owners selling condominiums, homes, land, and investment properties in Tokyo and the wider Kanto area.

Tell us the property address, ownership, current occupancy, mortgage status, desired schedule, and your country of residence. Our English-speaking team will help you identify the practical next steps.

Selling Tokyo Property from Overseas?

Speak with EM Labo about remote valuation, marketing, required documents, negotiations, settlement, and coordination with Japanese professionals.

Request an Online Consultation

Learn more about our property sales support and service fees.

The information in this article is provided for general informational purposes and does not constitute legal, tax, accounting, banking, investment, or financial advice. Tax residency, withholding, filing requirements, required documents, remote registration procedures, and banking arrangements depend on the individual seller and transaction. EM Labo is a real estate brokerage and is not a law firm, tax accounting firm, or financial institution. Please consult an appropriate qualified professional regarding your individual circumstances.