Registering inherited real estate in Japan
The 3-year obligation, costs, and documents
Since April 2024, people who inherit land or a building in Japan must register it in their name. This applies to foreign heirs and heirs living abroad too. This page explains the deadline, what it costs, and what to do if the heirs have not agreed yet.
Checked against the Ministry of Justice in October 2026
Key points
- Register within 3 years of learning that you inherited the property; a civil fine of up to 100,000 yen may apply
- Inherited before April 2024: the deadline is March 31, 2027
- Registration tax: 0.4% of the assessed value (some small plots of land are exempt until March 31, 2027)
This site is mainly in Japanese. English pages: When a family member dies in Japan ・ Heirs living outside Japan ・ Japanese inheritance tax for foreign nationals ・ Survivors' pension ・ Registering inherited real estate. Easy Japanese: やさしい日本語
The deadline
- Apply within 3 years from the day you learned that you acquired the property by inheritance. Without a good reason, a civil fine of up to 100,000 yen may apply (Ministry of Justice, in Japanese)
- If you already knew before April 1, 2024, the deadline is March 31, 2027
- If the heirs cannot agree in time, file a declaration as an heir first (free)
- Since April 2026, owners must also register a change of their name or address within 2 years
What it costs
- Registration and license tax: 0.4% of the property's assessed value (the value on the fixed asset tax notice). Until March 31, 2027, land valued at 1,000,000 yen or less is exempt
- Fees for certificates (family registers, the fixed asset tax evaluation certificate), and a judicial scrivener's fee if you hire one
Our Japanese calculator 登録免許税の計算 shows the tax.
Documents
- Family registers of the deceased from birth to death, and of the heirs (a certificate of legal heir information can replace them)
- The estate division agreement signed by all heirs, with their seal certificates. Heirs abroad use signature certificates instead (heirs living outside Japan)
- Proof of address of the new owner, and the fixed asset tax evaluation certificate
Apply at the Legal Affairs Bureau for the area where the property is, in person, by mail, or online. Telephone interpretation for registration: 0570-011289, weekdays 9:00 to 17:00 (Ministry of Justice, in English).
FAQ
The heirs have not agreed how to divide the estate. What can we do before the deadline?
Each heir can file a declaration as an heir (相続人申告登記) at the Legal Affairs Bureau. It is simple and free, and it meets the obligation for now. When the estate is divided, register the result within 3 years from the division.
How can we find all the real estate the person owned?
Since February 2026, heirs can request a certificate listing the real estate registered in the deceased's name, at any Legal Affairs Bureau.
Who can help in English?
The Ministry of Justice offers telephone interpretation for registration questions: 0570-011289, weekdays 9:00 to 17:00. Judicial scriveners (shiho shoshi) handle registrations professionally.
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