Guide · 2026-10-13

Can a foreigner get a mortgage in Japan for an akiya? Flat 35 rules, cash purchase and the loan clause

Updated 13 October 2026 · Published by the Akiya Check editorial team. General information from public sources, not legal, tax or immigration advice.

Short answer: for a typical foreign buyer of a cheap akiya, plan on paying cash. The best-known long-term fixed-rate loan, Flat 35 (offered through private lenders with the Japan Housing Finance Agency), is open to Japanese nationals and to foreign nationals who hold permanent resident or special permanent resident status, and it is meant for a home that you or your relatives live in. Other banks set their own conditions, so ask each lender in writing before you sign anything. If you do need a loan, make the purchase contract conditional on the loan being approved (a loan clause, ローン特約), so a refusal does not cost you your deposit. This is general information, not financial advice.

What Flat 35 requires (as published for 1 April 2026)

The Japan Housing Finance Agency (JHF) publishes the applicant conditions on its Flat 35 conditions page. The points that matter to a foreign buyer:

Condition	What the page says (summarised)	What it means for an akiya buyer
Nationality / status	Japanese nationals, or foreign nationals with permanent resident or special permanent resident status. If the status turns out to be missing, the full balance can be called in.	Most foreign buyers on work, family or visa-free stays do not qualify. See why buying a house does not change your status.
Age	Under 70 at application; applicants 70 or older may use the parent-child relay repayment scheme.	Check the loan term against the age limit.
Purpose	For a home for the applicant or relatives to live in. Investment properties rented to third parties are not eligible; the lender checks occupancy periodically and use for renting can trigger full repayment.	Not for holiday-let or rental plans. Second-home loans are a separate product category: ask lenders.
Repayment burden	Total annual repayments of all loans within 30% of annual income (income under 4 million yen) or 35% (4 million yen or more).	Other loans count, including car, education and card loans.

The same page describes the loan as a fixed-rate loan of up to 35 years provided by private lenders in cooperation with JHF. Details such as the property standards, which lenders handle it and the current rates are on JHF's site and with each lender. We do not repeat rates here because they change monthly.

Why most akiya purchases are cash

• Price level. Many akiya are listed at low prices, so there may be little to finance, and small loans on old houses may not suit some lenders. We have no lender-by-lender source, so treat this as a reason to ask, not a rule.
• Property conditions. Lenders look at the building as collateral. An old, unrenovated house may not meet a lender's standards, which is a question to put to the lender before you commit, not after.
• Status and income. Loans in Japan are underwritten on income and on your status in Japan. Income earned abroad may not be accepted; ask.

If you pay cash from abroad, the practical points are in our remote purchase guide: powers of attorney, who receives the money and how the settlement is done. Budget the extra costs too; see fixed-asset tax and acquisition costs and the renovation cost estimate.

If you need a loan: the loan clause

Ask the agent how the contract treats the case where the loan is refused. In Japanese practice this is the loan clause (ローン特約), which lets the buyer cancel without losing the deposit if the loan is not approved by a set date. The terms vary by contract, so ask for the wording in writing. Our deposit and cancellation guide explains why this matters: without a clause like this, cancelling after signing usually means forfeiting the deposit.

Questions to ask a lender, in writing:

1. Do you lend to my status of residence, or to non-residents, for this type of property?
2. Do you accept income earned abroad?
3. Does an old, unrenovated akiya meet your collateral standards?
4. Is a second home or a rental accepted, and under which product?
5. What happens to the loan if the occupancy condition is not met?

Cash buyers: protect yourself in other ways

1. Ask the agent and the judicial scrivener to explain, in writing, how the balance is paid and when ownership is registered in your name. See the registry guide.
2. Do the lot-level checks before the deposit: rebuilding rules (saikenchiku fuka), hazards, road access and boundaries (boundary survey).
3. Have the building inspected (home inspection for an akiya).

FAQ

Can a non-resident foreigner get a home loan in Japan?

It depends on the lender. Flat 35's published conditions require Japanese nationality or permanent resident status. Other lenders have their own rules; ask each one in writing before you rely on a loan.

Can I use Flat 35 for a holiday home or a rental?

The JHF page says Flat 35 cannot be used to buy investment property rented to third parties, and that the lender checks occupancy. For a second home, ask lenders about their separate products.

What if the loan is refused after I signed?

Only a loan clause in the contract protects the deposit in that case. Ask for it before you sign.

Is paying cash risky?

The payment itself follows the settlement procedure. The larger risk is the property, because no lender has inspected it for you. Run the checks yourself.

Sources: Japan Housing Finance Agency, Flat 35 conditions of use (as published for 1 April 2026; check the page for updates). Lender policies vary and change.

This guide is general information based on public sources cited above. It is not legal, tax, or real-estate brokerage advice. Confirm every item for a specific property with the agent, the municipality, and licensed professionals.