Costs at three prices
| Cost | ¥20,000,000 condo | ¥35,000,000 house and land | ¥60,000,000 house and land |
|---|---|---|---|
| Brokerage | ¥726,000 | ¥1,221,000 | ¥2,046,000 |
| Stamp duty | ¥10,000 | ¥10,000 | ¥30,000 |
| Registration tax: land | ¥42,000 | ¥184,000 | ¥315,000 |
| Registration tax: building | ¥160,000 | ¥175,000 | ¥300,000 |
| Acquisition tax | ¥282,000 | ¥446,000 | ¥765,000 |
| Judicial scrivener | ¥150,000 | ¥150,000 | ¥150,000 |
| One-off total | ¥1,370,000 | ¥2,186,000 | ¥3,606,000 |
| Total as a percentage of price | 6.9% | 6.2% | 6.0% |
| Yearly property tax and city planning tax | ¥145,000 | ¥190,000 | ¥325,000 |
These are estimates, not quotes. They use the same assumptions as our cost estimator: assessed values are assumed as a share of the price, and tax relief is not applied. Your actual figures depend on the property's assessed value.
What each cost is
- Brokerage: The legal ceiling for a sale over ¥4,000,000 is 3% of the price plus ¥60,000, plus consumption tax. It is a ceiling, and it applies when a broker handles the sale.
- Stamp duty: A tax on the sale contract. The reduced rate for contracts made by 31 March 2027 is ¥10,000 for ¥10M to ¥50M and ¥30,000 for ¥50M to ¥100M.
- Registration tax: On transfer of ownership, 1.5% of the assessed value of land until 31 March 2029, and 2% for buildings. An individual buying a qualifying home to live in may pay 0.3% on the building until 31 March 2027.
- Acquisition tax: Charged by Okinawa Prefecture after you buy, at 3% of the assessed value of land and homes until 31 March 2027. Residential land is assessed at half its value for this tax over the same period, and reductions may apply to qualifying homes.
- Judicial scrivener: Handles registration. The fee is set by the scrivener, so ask for a quote. The figures above are our general assumption.
Why assessed value matters
Registration tax, acquisition tax and property tax use the assessed value recorded by the municipality, not the price you pay. That is why two homes at the same price can cost different amounts. Ask the broker for the assessed value of the actual property.
Every year after you buy
Property tax is set by the municipality at a standard rate of 1.4% of the taxable value, and the assessment date is 1 January each year. City planning tax may also apply depending on the area. Our estimate combines both.
What this leaves out
- Repairs, insurance, and management or building charges
- Loan costs, if you borrow
- Currency conversion and transfer fees
- Any professional or support fees you agree
These can matter as much as the taxes, especially for an older home near the sea, where salt can shorten the life of outdoor units, railings and window frames.
Original sources
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