Property Taxes and Real Estate Fees in Japan (2024)

Benjamin Franklin’s famous saying, “Nothing is certain except death and taxes,” certainly rings true in Japan, where property taxes and real estate fees are inevitable in property ownership. This adage also applies to an array of fees related to owning property in Japan, which can be complex and, at times, overwhelming for those unfamiliar with the system.

Knowing what to expect up-front will undoubtedly lessen the blow when the tax or fee comes due. In this comprehensive guide, we will explore the property taxes and fees associated with owning land and a house in Japan, delving into how they can vary depending on several factors, such as the property’s location, size, and value.

Here are some of the key taxes and fees that you may need to pay as a property owner in Japan:

Fixed Asset Tax (kotei shisan zei・固定資産税・こていしさんぜい)

This is an annual tax payable by property owners in Japan. The amount of tax is based on the property’s appraised value as of January 1st of each year.

The tax rate can vary depending on the location, but it is typically around 1.4% of the appraised value. It can, however, be as low as 0.3% and as high as 4%, depending on the location.

Appraised property values are determined by licensed appraisers considering various factors such as the property’s location, size, condition, and market trends. The appraised value is typically used to calculate multiple fees and taxes, such as property, inheritance, and registration fees.

If a property owner disagrees with the appraised value, they may be able to argue or contest it. However, the extent to which they can do so depends on the specific circ*mstances and regulations of the jurisdiction where the property is located.

One option for contesting an appraised value is to request a re-evaluation of the property by a licensed appraiser. The property owner can submit evidence, such as recent sales of similar properties or improvements made to the property, to support their case. The new appraisal may result in a revised value that is more favorable to the property owner.

Another option is to file an objection with the relevant government agency or tax authority. The property owner must provide evidence to support their objection and may need to attend a hearing to present their case. If the objection is successful, the appraised value may be revised.

It is important to note that arguing appraised property values in Japan can be complex and may involve legal and administrative procedures. Property owners should consult with an attorney or tax professional for guidance on their jurisdiction’s specific procedures and requirements.

City Planning Tax (toshi keikaku zei・都市計画税・としけいかくぜい)

This tax is also an annual tax payable by property owners in Japan. The tax rate is based on the property’s appraised value and is used to fund city planning projects.

The tax rate can range from 0.2% to 0.4% of the appraised value.

The appraised value of their property, based on the tax rate, may differ from the market value. The local government calculates this assessed value using standardized procedures and considering factors such as location, size, and property usage.

To help ensure accuracy and fairness, property assessments are typically conducted every three years. During this process, the local government may revise the appraised value to reflect changes in the property’s condition or the surrounding area, which can consequently impact the City Planning Tax amount payable by the property owner.

Maintenance Fees (kanrihi・管理費・かんりひ)

Maintenance fees paid by property owners or tenants cover the costs of maintaining and managing a building or complex. These fees are typically paid monthly and are required for residential and commercial properties.

Maintenance fees cover a range of expenses related to the upkeep of the property, such as:

• Building Maintenance: This includes repairs and maintenance to the exterior of the building, such as painting, cleaning, and landscaping.
• Common Area Maintenance: This includes cleaning and maintenance of common areas such as hallways, elevators, and shared facilities like gyms, pools, and parking lots.
• Management Fees: This covers the cost of managing the property, including hiring staff, paying for utilities, and other administrative expenses.
• Reserve Fund: A portion of the maintenance fees may also be allocated to a reserve fund, which is used for major repairs or replacements in the future, such as roof repair or elevator replacement.

The maintenance fees vary depending on the size and type of property and the services and amenities provided.

A rule of thumb is 5% of the monthly rent. Thus, if your monthly rent is 450,000 yen (approximately US $3,450), the monthly management fee will most likely be somewhere in the neighborhood of 22,500 yen ($175).

It is important to note that maintenance fees are separate from rent or mortgage payments and are paid in addition to those costs.

Property owners or tenants should carefully review their lease or ownership agreement to understand the specific details and requirements of maintenance fees for their property.

Insurance Fees (songai hoken・損害保険・そんがいほけん)

Several types of property-related insurance are required or recommended depending on the situation. Here are some you should know about:

• Earthquake Insurance: Earthquake insurance is not mandatory in Japan but is highly recommended. This type of insurance covers damage to buildings and personal property caused by earthquakes. While annual premiums vary depending upon many factors, such as size and location, annual fees range from 6,500 to 35,000 yen per year ($50 ~ $275) for a typical single-family home.
• Fire Insurance: Fire insurance is mandatory for homeowners and covers damage to buildings caused by fire, lightning, and other related risks. While annual premiums vary depending upon many factors, annual fees range from 20,000 to 40,000 yen for two years ($150 ~ $300) for a typical single-family home.
• Liability Insurance: Liability insurance is not mandatory for homeowners but is highly recommended. This type of insurance covers the cost of damages or injuries caused to a third party by the homeowner or their property.
• Homeowners Insurance: Homeowners insurance is not mandatory in Japan but is highly recommended. This type of insurance covers a range of risks, including damage to property caused by theft, water damage, and other unexpected events.
• Personal Liability Insurance: Personal liability insurance is not mandatory but recommended for individuals renting an apartment or house. This type of insurance covers the cost of damages or injuries caused by the tenant to the rented property or third parties.

It is important to note that the requirements and recommendations for property-related insurance can vary depending on the property type, location, and other factors. It is always best to consult with an insurance agent or professional to determine what kind of insurance is required or recommended for your situation.

Utility Fees (konetsuhi・光熱費・こうねつひ)

Typical utility fees in Japan are for heat, water, and electricity, although in some cases—such as for a second home in the countryside–there might be a separate fee for using a connected hot spring (onsen in Japanese).

The cost of utility fees can be determined by several factors, which may vary depending on the type of utility service. Some of the main factors that affect the cost of utility fees include:

• Usage: The amount of utility service used will directly impact the cost of the bill. For example, the more electricity or gas used, the higher the bill.
• Seasonality: The cost of utilities can vary based on the time of year. For example, heating costs are typically higher in the winter months. Utility companies sometimes offer special payment programs to smooth out each monthly bill’s size, which helps lessen the impact of seasonal fluctuations.
• Location: Utility rates can differ based on geographic location. This can be due to differences in the cost of generating or delivering the utility service.
• Infrastructure: The age and condition of the infrastructure used to deliver the utility service can affect costs. For example, newer, more efficient power plants may be less expensive than older, less efficient ones.
• Regulations: Government regulations and taxes can impact the cost of utility fees. For example, some jurisdictions may impose additional fees on utility providers, which can be passed on to customers.
• Competition: Sometimes, multiple providers may offer the same utility service in a given area. Competition can drive down prices for consumers.

Real Estate Agent Commission (chukai tesuryo・仲介手数料)

If you use a real estate agent to purchase or sell a property in Japan, you typically need to pay a commission fee. The fee is usually 3% (plus 10% tax) of the sale price.

Despite the costs associated with a real estate agent’s commission, their expertise in navigating the complexities of the Japanese property market can save time, effort, and potential pitfalls when renting or buying a property in Japan.

Conclusion

Understanding the various property taxes, real estate fees, and financial obligations associated with property ownership in Japan is crucial for current and prospective homeowners.

By being well-informed about City Planning Taxes, real estate agent commissions, and other related costs, property owners can effectively navigate the complexities of the Japanese real estate market, ensuring a smoother and more rewarding property ownership experience.

If you want to buy, sell, or invest in Tokyo’s thriving property market, consider partnering with us at Tokyo Portfolio. We are a team of dedicated professionals committed to helping clients navigate the complexities of property transactions in Japan and achieve their real estate goals.

Schedule a free consultation with us today!