Japan's Heaven Homes hub covers Tokyo, Osaka, Kyoto, Yokohama, Fukuoka, Nagoya, Sapporo, Niseko/Hakuba (ski) and the akiya (abandoned home) inventory across the countryside. Median prices in 2026: Tokyo 23-ward condo JPY 950,000/m² (~$6,300), Tokyo central premium JPY 2,000,000+/m², Osaka JPY 600,000/m², Kyoto machiya JPY 450,000-800,000/m², Fukuoka JPY 480,000/m², Niseko ski-in/ski-out JPY 1,500,000+/m², rural akiya from JPY 50,000/m² (yes, fifty-thousand yen — about $330). Japan is one of the most foreigner-friendly markets in the world: 100% freehold ownership, no nationality or residency restriction, no foreign-buyer surcharge. Buying costs ~6-9%: real estate acquisition tax 3-4%, registration tax 2%, judicial scrivener JPY 100,000-200,000, agency 3% + JPY 60,000 + consumption tax (paid by buyer in Japan, unusually). Closings via judicial scrivener (shihoshoshi) — 30-45 days. Mortgages: non-residents very limited (Shinsei, SMBC Prestia accept some); residents enjoy world-low ~1-2% fixed. Yields: Tokyo condo 4-5%, Osaka 5-7%, Niseko short-let 8-12% winter, akiya restored 8-15% rural short-let. Investor Visa: Business Manager visa requires JPY 5m capital + business plan — not satisfied by property alone.
