Affidavit for Foreign Buyers Purchasing Real Estate in Japan

When a foreign national purchases real estate in Japan, an Affidavit is usually required as part of the property registration process. This document plays a very important role, especially for buyers who do not have a resident registration in Japan.

Below, we explain what an affidavit is, why it is required, and how to obtain it, in a simple and practical way.

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What Is an Affidavit?

An Affidavit is a sworn statement that certifies your identity and confirms that the signature on real estate documents is made by you, of your own free will.

For Japanese nationals, this role is fulfilled by a seal registration certificate (Inkan Shomeisho). However, foreign nationals usually cannot obtain this certificate, so an affidavit is required instead.

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When Is an Affidavit Required?

An affidavit is typically required in the following situations:

• Registration of ownership transfer after purchasing property
• Mortgage registration (when using a loan)
• Signing official real estate registration documents

In most cases, the judicial scrivener (Shiho-shoshi) handling the registration will request this document.

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How to Obtain an Affidavit

Option 1: Obtain It in Japan (Most Common)

If you are in Japan, you can obtain an affidavit at your country’s embassy or consulate in Japan.

General process:

1. Make an appointment with your embassy or consulate
2. Bring your passport and required information
3. Sign the document in front of a consular officer
4. Receive the affidavit (often issued on the same day)

Typical requirements:

• Original passport
• Full name as shown on your passport
• Purpose: “Real estate registration in Japan”
• Consular fee (varies by country)

Option 2: Obtain It Outside Japan

If you cannot come to Japan, you may obtain an affidavit in your home country.

Steps may include:

• Signing the affidavit before a Notary Public
• Obtaining authentication from a Japanese embassy or consulate, or an Apostille, depending on the country

This process usually takes more time, so early preparation is strongly recommended.

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What Information Is Included in an Affidavit?

An affidavit usually includes:

• Full name (passport spelling)
• Date of birth
• Nationality
• Address
• A statement confirming that the signature is genuine
• Date of declaration
• Signature and official seal of the consular officer or notary

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Important Practical Notes

• The name and spelling must exactly match all real estate and registration documents
• Pay close attention to middle names and spacing
• Judicial scriveners typically prefer affidavits issued within the last 3 months
• Confirm the wording with the judicial scrivener in advance to avoid delays