Who pays fixed asset tax in Japan?

The taxpayer is generally the person registered as owner of land or buildings in the fixed assets tax ledger as of January 1. Check the municipality or Tokyo 23 wards notice for the final bill.

Is city planning tax always charged?

No. City planning tax depends on the location and designated area. The calculator lets you turn it on or off and change the rate assumption.

Does this replace the official tax notice?

No. The calculator is a planning estimate. Final fixed asset tax, city planning tax, reductions, taxable value, and payment timing depend on official notices and local rules.

Why include condo management fees and repair reserve?

For a foreign resident comparing rent, mortgage, and ownership, property tax alone is not enough. Management fee, repair reserve, insurance, maintenance, parking, and loan payment can decide the real monthly burden.

Japan property tax and annual owner cost calculator

Estimate yearly costs after buying property in Japan. This page targets searches around Japan property tax calculator, fixed asset tax, city planning tax, annual cost of owning a house in Japan, condominium management fee, repair reserve, fire insurance, parking, maintenance, mortgage cash flow, and rent versus buy planning for foreign residents.

Fixed asset tax
City planning tax
January 1 owner
June notice
Condo fees
Repair reserve
Insurance
Rent vs buy

Estimate buying cash first Compare rent vs buy Estimate sale tax Estimate mortgage payment Compare with rent Estimate insurance

Annual owner-cost estimate

Use 10,000 yen units. Change rates and reduction assumptions to match the municipality, Tokyo 23 wards notice, or fixed assets tax statement.

Planning estimate only. Final tax notices depend on official taxable value, reductions, municipality, land use, floor area, and payment schedule.

What the annual cost estimate includes

Property tax

Fixed asset tax and city planning tax using entered assessed value, land/building split, tax rates, and residential land assumptions.

Condominium cash flow

Monthly management fee, repair reserve, and parking converted into annual and monthly ownership pressure.

Insurance and maintenance

Fire or earthquake insurance reserve plus an annual maintenance reserve, useful for detached homes and aging condominiums.

Mortgage comparison

Optional monthly mortgage lets you compare total owner cost against rent, not only principal and interest.

Use this after the purchase-cost estimate

Buying cash and closing costs

Estimate brokerage, stamp duty, acquisition tax, registration, loan fees, insurance, moving, and settlement cash before modeling yearly ownership.

Mortgage principal and interest

Use the mortgage calculator to create the monthly payment number, then bring it back here as the monthly mortgage assumption.

Rent versus buy scenario

Use this owner-cost estimate inside a longer holding-period comparison against rent, renewal fees, purchase costs, sale costs, and equity.

Sale tax and net proceeds

Estimate capital gains tax, selling expenses, non-resident withholding, and mortgage payoff before assuming the sale exit is simple.

Foreigner loan readiness

Check residence status, PR or work-visa route, income evidence, tax certificates, credit history, and source of funds before pre-screening.

Flat 35 fixed-rate route

Check the official foreign-national route before relying on fixed-rate payment assumptions.

Rent versus buy

Compare rent, renewal fees, move-in cash, and ownership costs before treating a monthly mortgage as cheaper than rent.

Fire and earthquake insurance

Estimate insurance separately when lender requirements, earthquake add-ons, or owner-occupied coverage change the annual reserve.

Payment and source of funds

Keep bank records, My Number, overseas funds, and payment routes clear when tax bills and ownership costs are paid from Japan accounts.

Japan resident hub

Return to salary, resident tax, insurance, bank, credit card, PR, visa renewal, and leaving-Japan planning.

High-intent searches this page covers

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FAQ for foreign property owners

Why does the calculator ask for assessed value?

Property tax is not usually calculated from the purchase price alone. The taxable value is tied to official fixed asset records, land/building split, reductions, and local treatment.

Why does January 1 matter?

The owner registered in the fixed assets tax ledger as of January 1 is the key taxpayer reference. Settlement contracts may prorate tax between buyer and seller, but the official notice follows official rules.

Should a condominium buyer include repair reserve?

Yes. A low monthly mortgage can still be expensive after management fee, repair reserve, parking, insurance, future assessment risk, and building age are included.

Can a foreign owner pay from overseas?

Payment methods vary by municipality and account setup. Keep Japanese bank access, address, mail, tax-agent needs, and remittance records organized if you may leave Japan.

Official property-tax and payment sources

Use official tax notices, the municipality, Tokyo 23 wards guidance, a real estate agent, judicial scrivener, lender, insurer, and tax professional for final decisions. This page is a planning estimator, not tax, legal, real-estate, insurance, lending, or immigration advice.