Japan Golden Visa and Residency by Investment: What Foreign Investors Need to Know

Supervised By: 風戸 裕樹

Real Estate Expert

“What is a residency-by-investment program?”

“Does Japan offer residency to the investors in real estate?”

These are some of the questions we often receive from our international investors.

While there is a growing interest in residency by investment programs, it is true that there is a misconception that buying property in Japan grants residency.

In this article, we will explain how global programs work and how Japan differs.

If you are interested in investing in Japanese real estate or obtaining residency in Japan, please read on.

Also read:

🔗 Can You Get a Japanese Visa by Buying Property? What Foreign Investors Must Know

1. What Is Residency by Investment?
2. Does Japan Offer Residency by Investment?
3. What is the difference between Residency by Investment and Golden Visa?
4. Alternative Visa Options for Investors in Japan
5. Why Investors Search for Residency by Investment in Japan
6. Countries That Offer Residency by Investment
7. Is Investing in Japanese Real Estate Worth It Without Residency?
8. Summary

1. What Is Residency by Investment?

Residency by investment is a program that allows foreign nationals to obtain residency rights in a country by making a qualifying investment such as real estate, business capital, or government funds.

Triggered by the Covid-19 pandemic, it has become increasingly popular, especially among affluent people who seek global mobility, financial security, enhanced education for their families, or a higher quality of life.

Common Types of Investment

Usually, the “investment” includes the following:

• real estate investment
• business investment
• government funds
• bonds or capital investment

2. Does Japan Offer Residency by Investment?

Actually, no direct residency-by-investment program exists in Japan. 

Simply investing in Japan (including in real estate) does not grant residency or a visa, nor does it lead to permanent residency.

3. What is the difference between Residency by Investment and Golden Visa?

Some people might wonder what the difference between Residency by Investment (RBI) and Golden Visa is. 

Residency by Investment and Golden Visa are often used interchangeably, but there is a slight difference between them.

Residency by Investment is a broad term that refers to any legal pathway through which residency is granted in exchange for investment. Such investment may include starting or investing in a business, creating jobs, or investing in funds, government bonds, and sometimes real estate.

A Golden Visa is a marketing term generally considered a subset of residency-by-investment (RBI) programs, designed for passive investors. Golden Visa programs are often real estate–driven and typically have low or no minimum stay requirements. This contrasts with the Business Manager visa in Japan, which requires an actively managed business, including a physical office, at least one full-time employee, and Japanese language capability within the business (either by the applicant or an employee). 

4. Alternative Visa Options for Investors in Japan

To stay long-term in Japan, foreigners must obtain a visa based on employment, business activity, study, or family ties, as passive investment alone does not qualify for residency.

1. Work Visas (Most Common Route)

The work visas are for people employed by a company in Japan. This type of visa requires a job offer in Japan, and is valid for 1, 3, or 5 years typically with a renewable option, with a possibility to permanent residency over time.

2. Business Manager visa

The Business Manager visa is the best known option for entrepreneurs and investors. However, unlike Golden Visas that allow passive investment, the Business Manager visa requires:

• Establish a company in Japan
• Minimum capital of ¥30 million yen (~180k USD)
• Physical office in Japan
• Active business operation and real management involvement

• Period of Stay: 3 months, 4 months, 1 year, 3 years, or 5 years

   

3. Specified visa: Designated activities (Long Stay for sightseeing and recreation)

This 6-month visa is available to nationals and citizens of visa waiver countries or regions who meet all of the following requirements. The term may be extended to 1 year upon application before the initial 6-month period expires:

• Be at least 18 years old
• Possess savings of at least 30 million yen (a combined total for spouses is acceptable)

An accompanying spouse may also apply for the visa, but children cannot be included in the scheme.

4. Student Visa

The Student Visa is for those studying at a Japanese language school, university, or vocational school.

• Valid for 6 months to 4 years+ depending on program
• Allows part-time work
• Can transition to a work visa after graduation
   

5. Highly Skilled Professional visa

The Highly Skilled Professional Visa is a fast-track visa for highly qualified individuals based on education, work experience and annual salary.

• Fast-track permanent residency (1–3 years)
• Permission for multiple activities
• Family benefits
   

6. Family-Related Visas

There are several visa programs for those with family ties in Japan.

• Spouse of Japanese national
• Spouse of permanent resident
• Dependent visa

This type of visa comes with more flexible work permissions (depending on type) and strong pathway to permanent residency.

7. Long-Term Resident visa

Long-term resident visas are granted in special cases (e.g., descendants of Japanese nationals, humanitarian reasons).

8. Permanent Residency (PR)

To apply for this status, an individual must generally have lived in Japan for at least 10 consecutive years, including at least 5 years under a work-related or residence status, and must demonstrate stable income and good conduct.

The advantage is that no renewal is required and there are no work restrictions. 

Source: Immigration Services Agency, Japan

5. Why Investors Search for Residency by Investment in Japan

Then, why do investors search for residency-by-investment options in Japan? There are three common reasons.

(1) Confusion with property investment

As seen in countries like Portugal and Greece, many countries link real estate purchases to residency. As a result, people expect a similar scheme in Japan.

(2) Japan’s strong global appeal

Japan ranks highly in desirability due to its safety and political stability, high-quality infrastructure, unique culture and lifestyle, and strong global reputation. In addition, its excellent healthcare system and cleanliness make it particularly attractive for long-term living.

(3) Misinterpretation of Business Manager visa

Japan offers a “Business Manager” visa that requires setting up and operating a company. Some people interpret this visa as Japan’s version of residency by investment. 

While a typical residency-by-investment program allows the business to be passively held, the Business Manager visa in Japan requires an actively managed business with a minimum of 30 million yen (about 180k USD)  in capital, a physical office, at least one full-time employee, and Japanese language capability within the business (either by the applicant or an employee).

For the requirements to apply for a Business Manager visa, also read:
🔗 Can You Get a Japanese Visa by Buying Property? What Foreign Investors Must Know

6. Is Investing in Japanese Real Estate Worth It Without Residency?

Even though residency or long-term visa is not granted, Japan remains an attractive destination for investment by foreign investors. Here are the reasons why:

• Ownership open for foreign buyers
• Relatively low property price to household income
• Highly transparent real estate transactions
• Availability of loan for high credit foreigners
• Large and stable economy
• High yield gap (loan vs property yield)

For more details, also visit our website and read:
🔗 Why Invest in Japan?

7. Countries That Offer Residency by Investment

Countries that offer residency rights to investors in their country include the following:

Portugal

The Portugal Golden Visa is a 5-year residency-by-investment program requiring capital investment or business creation, with a minimum stay of 7 days per year.

Source : Agência para a Integração, Migrações e Asilo 
 

Greece

The Greece Golden Visa grants renewable residency through qualifying investments, with no minimum stay requirement and long-term flexibility for investors and families.

Source: Ministry of Migration and Asylum, The Hellenic Republic

Malta

Malta offers permanent EU residency through a mix of property investment, government contribution, and donation, with no minimum stay requirement.

Source: Residency Malta Agency

United Arab Emirates

The UAE Golden Visa provides 5- or 10-year renewable residency via real estate investment, with no minimum stay requirement for investors.

Source: Federal Authority of Identity, Citizenship, Customs and Port Security

Singapore

Singapore grants permanent residence through significant business or fund investment, requiring ongoing re-entry permits and typically 183 days of annual stay.

Source: Singapore Economic Development Board (EDB)

 

Spain

Spain was a popular residency-by-investment destination, but it abolished its Golden Visa program, including the €500,000 real estate route, on April 3, 2025.

Source: Ministerio de Asuntos Exteriores, Unión Europea y Cooperación

Summary

While residency-by-investment programs are widely available in countries such as Portugal and Greece, Japan takes a fundamentally different approach. 

Purchasing real estate alone does not provide any pathway to residency, and investors seeking to live in Japan must instead consider active routes such as the Business Manager visa. 

However, this does not diminish Japan’s appeal as an investment destination. With its transparent market, economic stability, and openness to foreign ownership, Japanese real estate remains an attractive option for investors focused on returns rather than immigration benefits. 

Understanding this distinction is essential for setting the right expectations and making informed investment decisions.

Our team of seasoned professionals at Property Access is dedicated to helping you navigate Japan’s real estate market with confidence.

With deep local knowledge and a commitment to personalized service, our experts are here to guide you every step of the way.

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