Buying Guide
Your trusted guide in every step of property ownership.
Your Comprehensive Guide
We provide seamless, personalized support that makes distance irrelevant and ensures every step of the property journey is smooth and worry-free.
Step 1
Contact Us
If you have any questions about a property, wish to request a viewing, schedule an online consultation, or seek assistance finding a suitable property, please feel free to contact us through our inquiry form.
Even if the property is listed on other websites, we may still be able to assist—so please feel free to reach out.
Step 2
Property Viewing
You can visit and view the property in person.
For customers living overseas or far away, online viewings are also available. We can provide real-time video tours directly from the property.
Step 3
Purchase Application
Once you decide to purchase a property, you can express your intention by signing a Letter of Intent (LOI).
This non-binding document outlines key terms such as the offering price, expected contract date and payment method.
You may submit the signed LOI by email or other online means.
Step 4
Contract Signing
When both parties agree on the terms, we will proceed to the contract stage.
Once the documents are ready, we will send them to you in advance by email for your review.
You can choose to sign the contract in person or remotely via an electronic contract service.
Contract
All contract documents are prepared in Japanese, but we will provide a thorough explanation in English during the signing to ensure full understanding before you sign. (The meeting usually requires approx. 2 hours.)
If you require an official translation in your native language, we recommend hiring a translator or attorney familiar with real estate law.
Fees
A deposit (typically 10% of the purchase price) is required at this stage.
The deposit forms part of the purchase price and also serves as a performance guarantee.
Payments can be made by cash or bank transfer in Japanese yen (including international wire transfer).
In addition, the first half of the agent commission will also be due at this time.
Step 5
Closing
Elevate your lifestyle in the heart of the city with our premier luxury proLeading up to closing, you will prepare all necessary documents with the support of a judicial scrivener.
(We can introduce English-speaking scriveners experienced in assisting foreign clients.)
Once preparations are complete, you will transfer the remaining balance of the purchase price.
After the seller confirms receipt, the judicial scrivener will file for title registration on your behalf, finalizing the transaction.
Closings can be completed in person or remotely.
If the closing is conducted remotely, we can safely hold your keys until your next visit to Kyoto.
We can also introduce insurance companies offering fire and earthquake coverage.
Fees
You will pay the remaining 90% of the purchase price, as well as
the second half of the agent commission and any prorated tax adjustments.
As with the deposit, payments can be made by cash or bank transfer in Japanese yen (including international transfers).perties. Immerse yourself in a sophisticated environment where opulence meets unparalleled comfort.
Step 6
Before Moving In
We can help you arrange contracts for utilities such as gas, electricity, and water.
Registering a credit card for payments is convenient and recommended.
Depending on your situation, we can assist with various other services, such as:
• Tax administrator registration
• Internet setup support
• Vacant house management
• Arranging architects or contractors for renovation
• Arranging gardeners
• Support in obtaining guesthouse permits (with administrative scriveners and fire safety specialists)
• Introduction to guesthouse management companies
• Referral to judicial scriveners specializing in corporate establishment or visa-related matters for overseas clients
FAQ
<Inquiries & Listings>
Yes. We can often assist with properties not listed on the Fine Tune Realty website—even if they are listed elsewhere. Please let us know which property interests you.
Unfortunately, we do not send individual notifications for new listings. Please follow our Instagram for the latest updates:
Instagram: @finetune.realty
Yes, we request that you schedule an appointment for office visits or property viewings via our inquiry form.
＜Purchase Process＞
Yes. As of October 2025, there are no special regulations restricting foreign nationals from purchasing real estate in Japan.
If all steps (viewing, contract, closing) are done online/remotely, no visit is required. Otherwise, typically three visits to Kyoto are made:
1. Property viewing and purchase application
2. Contract signing
3. Closing
It depends on buyer and seller convenience, but typically about 2 weeks between application and contract, and around 1 month from contract to closing—about 6 weeks total.
Yes. In Japan, judicial scriveners handle real estate registration and legal processes. We can introduce English-speaking scriveners experienced with foreign clients.
Yes. Both Japanese and foreign companies are acceptable as title holders.
Yes. Which option is best—individual name, foreign company, or Japanese company—depends on your circumstances. We can introduce English-speaking judicial scriveners or tax advisors for consultation.
<Taxes & Costs>
Below is a list of the typical costs. When you decide on a specific property, we will provide you with a detailed breakdown of the taxes and costs involved.
Contract
• Deposit (10% of the property price)
• Agent commission (first half of total amount)
• Revenue stamp duty (applicable only if the contract is on paper)
Closing
• Remaining balance (90% of the property price)
• Reimbursement of fixed asset tax and city-planning tax
• Agent commission (second half of total amount)
• Registration tax (included in solicitor/attorney fee; the solicitor/attorney pays this on your behalf)
After Closing
• Real estate acquisition tax (one-time payment; the bill is issued 3–6 months after title transfer)
• Fixed asset tax and city-planning tax (annual taxes)
• Fire insurance premium
• Neighborhood association fee
These are annual taxes imposed on land and buildings.
The taxpayer is determined as of January 1st, and the tax period runs from April 1st of the same year to March 31st of the following year.
At the closing, the buyer must reimburse the seller for the pro-rated portion of the annual tax based on the hand-over date. If the hand-over occurs between January 1st and March 31st, the buyer must pay the seller an advance equal to the full current annual tax for the following year.
• Fixed Asset Tax: 1.4% of assessed value
• City-Planning Tax: 0.3% of assessed value
Tax reduction for residential land:
• Up to 200 m²: assessed value is reduced to 1/6
• Over 200 m²: assessed value is reduced to 1/3
This is a one-time tax paid after acquiring the property. The tax bill is issued within 6 months after title registration.
Calculation method:
For residential use:
• Land: 1.5% of assessed value
• Building: 3% of assessed value
For other use:
• Land: 3% of assessed value
• Building: 4% of assessed value
Non-residents who own real estate in Japan are required by the tax authority to appoint a resident as their tax administrator.
You may appoint a friend or acquaintance living in Japan, or it’s also possible for our company to act as your tax administrator (fees apply).
This representative receives official tax documents from the tax authority and handles tax payments on your behalf.
The agent commission is stipulated as follows in accordance with the Real Estate Brokerage Act.
[Property price (before tax) × 3% + ¥60,000] + consumption tax
Payment is usually split into two equal installments—one at the contract signing and the other at closing.
In most areas of Kyoto, neighborhood associations exist to manage community activities such as local events, cleaning, crime prevention, and disaster preparedness.
Membership fees vary by area but are generally around ¥300–500 per month.
<Building Modifications & Earthquake Resistance>
This refers to a building that complied with laws at the time of construction but no longer meets current Building Standards Act requirements (enacted in 1950).
Examples include buildings exceeding floor-area ratio or building-coverage ratio, lacking proper setback or road frontage, or unauthorized expansions.
Unlike “Illegal Buildings,” there are no penalties for “existing non-conforming buildings” as long as they continue to be used in their current form.
Extensions are generally not permitted for existing non-conforming buildings, such as machiya townhouses.
However, renovations such as roof re-tiling, wall repainting, or stair repair are considered “renovation” and are allowed if major structural repairs (columns/ beams) remain under 50% of the building’s total structure.
Land that cannot legally support new construction is referred to as “non-rebuildable.”
This often results from lack of proper road access under the Building Standards Act, making it difficult to obtain building permits.
While such land tends to have lower value and may be harder to finance, it can also offer advantages such as lower purchase price and tax burden.
Unless the land is in a “non-rebuildable zone,” rebuilding is generally possible.
However, the new structure must comply with current laws, which may lead to a smaller building footprint.
In the case of machiya townhouses—due to their historical construction methods—a new rebuild in the same traditional form is not possible, so please consider demolition very carefully.
Machiya were built before modern seismic standards, so exact assessment of their earthquake resistance is challenging.
While it is not possible to guarantee full compliance with current standards, many historic temples and shrines in Kyoto built with the same traditional methods still stand today and are designed to flex and sway with seismic forces.
In machiya architecture, roof edges, rain gutters, or other elements may historically extend into a neighbor’s parcel, as a traditional waterproofing measure.
Legally, the owner is not obligated to remove such overhangs, but if disputes occur, amicable neighbor-to-neighbor dialogues are encouraged.
The “registered area” refers to the area listed in the Legal Affairs Bureau records and is typically used for sales contracts.
In older properties such as machiya or pre-owned homes, the actual measured area may differ due to undocumented expansions.
For precise details, you may consult a certified surveyor who can provide a current map from the Legal Affairs Bureau.
In the case of older properties such as machiya, the registered land area is often based on records from decades ago that have not been updated. Therefore, it is not uncommon for there to be discrepancies between the registered area and the actual measured area determined by a licensed surveyor.
In real estate transactions, the registered area is used as the official standard.
For machiya or secondhand houses, the difference often occurs because parts of the building were expanded in the past without being officially registered. As a result, the registered area and the actual building area may differ.
<After-Purchase Services & Management>
Yes. We can introduce architects who have experience and expertise in renovating machiya and traditional Japanese houses, and who are able to communicate in English.
Even if the architect or designer speaks only Japanese, Fine Tune Realty may be able to participate in the project as an interpreter. Please feel free to contact us to discuss your needs.
For electricity and water, online registration is typically sufficient. Gas service requires an on-site visit. You can register a credit card for automatic payment of your utility bills. We can provide assistance if needed.
It usually takes several months to set up and activate an internet connection, as scheduling the installation work requires time. We can assist in the process on request (fees apply).
Yes. We can introduce administrative scriveners and fire-safety specialists, and assist with permit registration (fees apply). We also introduce guesthouse operating companies.
We can provide support for renting a property (long-term leases, typically 2–3 years), so please feel free to consult us first.
For guarantee company screening, tenants must typically live in Japan (valid residence card) or be a Japanese company.
Absolutely. Feel free to contact us.
If the selling price has not been determined yet, we will visit the property to assess the condition of the building and land, and provide you with an estimated property value.