Can Foreigners Buy Property in Hakuba? 2026 Buyer Guide

Short answer: Yes. Foreign nationals can generally buy land and buildings in Hakuba without a visa or Japanese residency, and Japan has no nationality test for property. Farmland, large-plot notices and a Bank of Japan report for buyers who are non-residents under the Foreign Exchange Act still apply. Owning property does not give you a visa.

This guide is written by the HakubaLand editorial team at Gemini株式会社 (宅地建物取引業 大阪府知事（1）第65181号). It covers the rules, the steps, the costs and what to check on the ground in Hakuba. It is general information, not legal or tax advice.

Where the Hakuba market stands in 2026

In the 2026 official surveys, Hakuba points topped the national rankings for land price growth.

Survey (MLIT)	Point	Price	Change
2026 公示地価 (as of 1 Jan)	Residential, Hokujo Sekibetsure (Misorano villa area)	¥27,400/㎡	+33.0%, #1 in Japan
2026 公示地価	Commercial, near Happo-one Nakiyama	¥40,300/㎡	+35.2%, #3 in Japan
2026 基準地価 (as of 1 Jul)	Commercial, west of Hakuba Station	¥32,000/㎡	+35.6%, #1 in Japan
2026 基準地価	Residential, west of the village office	¥17,600/㎡	+31.3%, #2 in Japan

MLIT attributes the rise to demand for villas and condominiums from wealthy domestic and overseas buyers. Rankings refer to growth rate within each survey and use category. These are selected official survey points, not asking prices, transaction prices or forecasts, and they do not establish the value of an individual plot.

The July figures come from the prefectural land price survey (都道府県地価調査), published by MLIT. Sources: MLIT, 2026 land price publication, MLIT, 2026 prefectural land price survey.

The rules that apply to foreign buyers

Nationality alone is not a bar. Article 3(2) of the Civil Code provides that foreign nationals enjoy private rights except where prohibited by law or treaty (e-Gov). The pre-war Alien Land Act has not been repealed, but no implementing order exists, so it does not operate. A February 2026 research paper by the House of Representatives research office describes the position as, apart from farmland (which needs agricultural committee permission), effectively no restriction on buying (House of Representatives).

Farmland (農地). Transferring farmland generally needs agricultural committee permission, and converting it to other uses needs its own permission or notification depending on location (Agricultural Land Act Articles 3–5, e-Gov). Some cheap “land” listings are registered as fields (田・畑). Check both the registered category and the actual use with the village agricultural committee before making an offer.

Large plots: National Land Use Planning Act. Thresholds are 2,000㎡ in an urbanisation promotion area, 5,000㎡ elsewhere in a city planning area and 10,000㎡ outside one, counting related purchases of a contiguous block (一団の土地); at or above these thresholds, the buyer must file a notice via the village within two weeks of signing. The notice form asks for the buyer’s nationality and, for companies, the nationality of the representative and related ownership details (Act Art. 23 and Enforcement Rules Art. 19-3; e-Gov, Rules).

Non-resident report (外為法). “Non-resident” here is a Foreign Exchange Act status, not your visa or nationality; foreign nationals are generally presumed non-resident unless they live or work in Japan (see the MOF FAQ for the tests). A non-resident who acquires Japanese real estate must report it to the Minister of Finance via the Bank of Japan within 20 days, whatever the price. For acquisitions on or after 1 April 2026, the report is required whatever the purpose, including purchases from another non-resident. The remaining exemptions (own or family residence, own office, non-profit use) cover only rights over real estate such as leaseholds, not ownership of the land or building itself, and holiday homes and second homes do not count as residential use (MOF leaflet, June 2026). Failing to report can be punished by up to six months’ imprisonment (拘禁刑) or a fine of up to ¥500,000. The form is Japanese only, and a resident agent can file online. Source: Ministry of Finance FAQ, Bank of Japan filing guide.

What may change. Two policy developments could affect future purchases:

• Hakuba as a monitoring area. On 26 March 2026 the mayor asked the governor to designate Hakuba under the National Land Use Planning Act, citing disorderly development and short-term flipping. Nagano Prefecture’s page (updated 22 June 2026) states there are no monitoring areas in the prefecture. In a monitoring area, both parties must give notice before signing deals above a size set by the prefecture, and the prefecture can advise changes to price or use. The governor said most deals were based on genuine demand, was cautious about designation and said he would keep watching (Nagano governor press conference, 27 Mar 2026). Check the current status with the prefecture or village. Hakuba was designated once before, in 1989, and released in 1997 (Hakuba Village mayor’s blog, Mar 2026). (Asahi, 28 Mar 2026; MLIT on land transaction rules)
• National review of foreign land ownership. A Cabinet Secretariat expert panel on land acquisition by foreign nationals issued recommendations in October 2026 on new rules for acquiring land important to national security. The government plans legislation; nothing new has been enacted as of this update. (Cabinet Secretariat panel)

Buying property in Hakuba, Japan: the steps

1. Shortlist and verify. Ask for the land registry extract (登記事項証明書), cadastral map and zoning. A licensed broker must state the transaction type (取引態様): seller, sales agent or intermediary.
2. Purchase application (買付証明書). A written offer with price and conditions. It is not binding on its own.
3. Explanation of important matters (重要事項説明). Before the contract, a licensed real estate transaction agent (宅地建物取引士) must explain the legal and physical facts of the property in writing. Ask for a translation, and do not sign until you understand access, utilities, restrictions and hazard zones.
4. Sale contract and deposit. A deposit (手付金) is usually paid at signing; the amount is set in the contract. Cancellation terms depend on the contract; read the deposit and penalty clauses with your broker.
5. Settlement and registration. On completion day you pay the balance and a judicial scrivener (司法書士) files the transfer at the Legal Affairs Bureau. Buyers living overseas usually need identity and address documents issued abroad; the scrivener will tell you exactly which ones are accepted.

Checking a specific listing? Send the listing link and your intended use. Before you make an offer, we list the first checks (zoning, road access, farmland status) and tell you which points need confirming with the village, an architect or other specialists. Send a listing

6. After completion. File the Bank of Japan report within 20 days (a resident agent such as a broker can file it, including online; MOF), appoint a tax agent (納税管理人), and arrange insurance, utilities and winter snow clearing.

Costs and taxes

Property taxes generally use the official assessed value, not the price you pay. Registration tax, acquisition tax and annual fixed asset tax are generally calculated from the government’s fixed asset tax assessed value (固定資産税評価額), with different taxable-base adjustments and relief for each tax. In rural areas such as Hakuba this value is often well below the market price, so the actual tax can be much lower than a percentage of the purchase price suggests. Illustrative example only (not real figures): if a plot bought for ¥X has an assessed value of ¥Y, acquisition tax on residential land is roughly Y × ½ × 3%, not X × 3%. Ask for the assessed-value certificate (評価証明書) of the specific property before you budget.

Item	Typical amount	Notes
Brokerage fee	Legal cap for prices above ¥4m (excluding tax): 3% + ¥60,000 + consumption tax	A cap, not a fixed rate. A special rule for properties of ¥8m or less applies only with prior explanation and agreement (MLIT notice)
Registration and licence tax	Based on assessed value; land by sale 2% (1.5% until 31 March 2029); buildings by sale 2%	The 0.3% home rate applies only to an individual’s own residence, not holiday homes (NTA No.7191)
Judicial scrivener	Set by each office; ask for a quote	Can be higher when overseas documents are involved
Stamp duty	Depends on contract price	Reduced rates for sale contracts made by 31 March 2027 (NTA No.7108)
Real estate acquisition tax	Standard 4%; 3% for land and homes acquired by 31 March 2027, with residential land assessed at half value; non-residential buildings (shops, inns) 4% (Local Tax Act Art. 73-15, Supp. Art. 11-2, 11-5)	Billed by the prefecture months later
Fixed asset tax	Standard rate 1.4% of the taxable base per year (Local Tax Act Art. 350)	Plus city planning tax where levied

As our own rough budgeting estimate (not an official figure), one-off buying costs often come to 6–8% of the price, and can be a higher share for cheap land. Fixed asset tax is an annual cost, not part of that figure. Taxes are calculated on the official assessed value, not the purchase price. If the seller is a non-resident, the buyer generally must withhold 10.21% of the price from the payment (it is deducted from the seller’s proceeds, not an extra cost) and pay it to the tax office (this also applies when the seller is a foreign corporation; it is not required when an individual buys for own or family residence at ¥100m or less; NTA No.2879). Tax relief changes, so confirm the current rates with a scrivener or tax accountant before you commit.

Ask us about your purchase. Have a question about rules, costs or a specific area in Hakuba? Tell us what you are considering and we will reply. Ask us about your purchase

Hakuba-specific due diligence

• Snow load and structure. Hakuba has heavy snow. Check the design snow load, the roof, and the building confirmation date to see whether the current seismic code (新耐震, building confirmation on or after 1 June 1981) applies (MLIT).
• Road access in winter. Check the legal status of the access road under the Building Standards Act, the frontage length, any setback, and your rights over private roads. Physical access alone does not prove you can build. Ask who clears snow on private roads.
• Water and drainage. Some villa areas have private water supply or septic tanks with monthly fees.
• Hazard maps. Check the village hazard map for landslide and flood zones.
• Leasehold and management rules. Some villa areas and resort developments have their own management fees and usage rules. Read them before you sign.
• The use you plan. Minpaku (住宅宿泊事業法) is capped at 180 days a year. Under a Nagano prefectural ordinance, non-owner-occupied minpaku near Hakuba’s ski areas is restricted in set winter periods, and other zone/day limits apply (e.g. near schools, residential-only zones); a host who does not live there must appoint a registered minpaku management company. Short-stay letting beyond these limits generally needs an inn licence (旅館業法). Check the exact address with the prefectural health office before buying (Nagano Prefecture). Beyond the minpaku limit: an inn licence. For short-stay accommodation beyond the minpaku limits, a licence under the Inns and Hotels Act is generally required (ordinary residential leasing is a different regime). A 旅館業法 licence (簡易宿所 or 旅館・ホテル) has no annual night cap and is not subject to the minpaku winter restriction. It is a permit, not a notification: the zoning must allow hotels/inns (they cannot be built in low- or mid-rise exclusive residential zones under Building Standards Act Art. 48 and Appended Table 2, e-Gov), a house usually needs a change of use under the Building Standards Act (building confirmation if over 200㎡, and compliance in all cases), fire-safety equipment must be installed, and the prefectural health office inspects before approval (MHLW guide). Whether a given building can qualify is decided by the authorities, so check it before buying. We can help you look into this and, with our partner builders, coordinate the work and operation set-up; approval itself cannot be guaranteed.

Financing as a non-resident

Whether a Japanese lender will finance a buyer living overseas depends on the lender and your circumstances; ask lenders directly rather than relying on general rules. Exchange-rate timing matters, as the balance is paid in yen on completion day.

If you plan to build or let the property

Buying, building and renting out a chalet involve different specialists: a broker, an architect and builder used to heavy snow, permits for short-term rental, and someone to run it. Checking the intended building and use before purchase can reduce redesign later.

How HakubaLand works on this today:

• Sourcing and purchase (available now). Property search, due diligence and the purchase itself, as a licensed broker.
• Planning and development (coordination). Before purchase, we check access and intended use with the relevant specialists, and those findings go into the design brief and budget. Design and construction are carried out by our long-term partner builders and architects, who hold the required licences and contract with you directly; we coordinate between them and you.
• Operation and management (planned). Management for outside owners, including AI-assisted guest support, is being prepared and is not yet available. You can register interest.

Gemini株式会社’s own Hakuba projects, Maykiss and 500 MILES HAKUBA, are preparing to open; neither is operating yet. See project preparation updates.

Next steps

• Browse Hakuba real estate and land for sale.
• Planning to buy and build? Tell us the area, size and budget and we will reply with what to check first.
• All guides: Knowledge hub.

Last checked against official sources on 23 October 2026. Rules and tax rates change; confirm with a licensed professional before acting.

Advertiser: Gemini株式会社 · Real estate brokerage licence 大阪府知事（1）第65181号 · Head office: Toyonaka, Osaka (大阪府豊中市緑丘三丁目7番7号) · Tel 06-7654-9988 · Member of 一般社団法人大阪府宅地建物取引業協会; 公益社団法人近畿地区不動産公正取引協議会加盟事業者. Transaction enquiries are handled by the Osaka head office.