Housing loans in Japan

In Japan, many people consider using housing loans when purchasing a house. Various types of housing loan services are provided by many financial institutions. Here we summarize the types and features of housing loans in Japan as basic knowledge. Understanding the differences between each type of loan will enable you to take out a loan that meets your needs and financial condition.  

There are mainly two types of housing loans in Japan: public loans and private loans. Public loans are loans such as Japan Housing Finance Agency (“JHF”) loans , property accumulation savings scheme-tied housing loans and local authority loans. Private loans include loans such as those provided by banks, shinkin banks, credit unions and labor banks, loans for members of JA (Japan Agricultural Cooperatives), loans for life insurance purchasers, non-bank loans and Flat 35 (a long-term fixed-rate housing loan using securitization of housing bonds by JHF).

There are mainly three types of interest rates for Japanese housing loans:

1. 1) Floating interest rate

   An interest rate linked to the market interest rate, reviewed monthly or twice a year. Borrowers can change the interest rate type after borrowing.

    

   Advantages:

   • - Lower interest rate compared to other types
   • - Potential for decreased repayments if interest rates decline
   • - Flexibility to change interest rate types

    

   Disadvantages:

   • - Potential for increased repayments if interest rates rise
   • - Future repayment amount not fixed at borrowing time

1. 2) Fixed interest rate throughout the loan term

   A fixed interest rate applied throughout the loan term, determined at contract time. Two types: fixed for entire term or changing during the term.

    

   Advantages:

   • - Easier long-term planning with fixed repayment schedule
   • - Benefit of low interest rate throughout term if contracted during low-rate period

    

   Disadvantages:

   • - Higher interest rate compared to other types
   • - High interest rate throughout term if contracted during high-rate period

1. 3) Hybrid adjustable interest rate

   Fixed rate for a certain period, then choice between floating or fixed rate for the remainder. Contract details vary by product.

    

   Advantages:

   • - Fixed repayment amount for initial period
   • - Potential for decreased repayments after fixed period if rates decline

    

   Disadvantages:

   • - Repayment amount after fixed period not known at borrowing time
   • - Potential for increased repayments after fixed period if rates rise

There are mainly two types of repayments for Japanese housing loans:

1. 1) Principal and interest equal repayment

   A general repayment method for private housing loans, with fixed repayment amount (principal plus interest) for each payment.

   Advantages:

   • - Easier long-term life planning with fixed repayment amounts
   • - Lower initial repayment amounts compared to principal equal payment

   Disadvantages:

   • - Larger total repayment amount due to slower principal decrease and more interest payments
2. 2) Principal equal payment

   A repayment method with a fixed principal amount per repayment plus interest on the principal balance. Available for Flat 35 and property accumulation savings scheme-tied housing loans.

   Advantages:

   • - Declining repayment amount over time
   • - Faster loan balance decrease and lower total repayment amount

   Disadvantages:

   • - Higher initial interest payments, causing greater initial burden
   • - Higher initial repayment amounts may require larger monthly income, potentially reducing loan amount

* Monthly repayment and extra repayment at bonus time

When the repayment is made using either of the above methods 1) or 2), there are two ways of repayment. One is to make a monthly repayment only. The other is making an extra repayment at bonus time, in addition to the monthly repayment. For Flat 35 and property accumulation savings scheme-tied housing loans by JHF, extra repayment at bonus time can be applied within 40% of the total amount of the loan.

* Partial prepayment

When the repayment is made using either of the above methods 1) or 2), the borrower can shorten the repayment period or reduce the amount of the monthly repayment made thereafter by making early repayments for a certain amount of the loan balance. This can result in reducing the total amount of interest payment. Similar to prepayment penalties in loan agreements overseas, there are also cases where fees are required to make prepayment in Japan. The amount of fees differs according to financial institutions, types of loans and prepayment methods. It is usually from a few thousand yen to 30,000 yen per prepayment (there are also cases that require no fees). If you plan to make prepayments frequently in the future, it is necessary to take these prepayment fees into consideration.

After determining a lending financial institution, the amount of the loan, repayment period, repayment method and type of interest rate, etc., you will proceed with the actual procedures for the loan agreement application. Procedures differ according to the financial institutions you use. Here we summarize the general procedures required when applying for a housing loan at a private bank.

1. 1) Preliminary review application

Apply for a preliminary review after consultation with the lending financial institution regarding details of the loan.

1. 2) Preliminary review

Before forming a purchase agreement, a preliminary review is conducted by the lending financial institution to examine the borrower’s age at the time of the final repayment, the age at the time of borrowing, repayment burden ratio, years of service at the company he/she works, annual income, health condition and the collateral value of the property to be purchased, etc.

1. 3) Submission of application documents

After passing the preliminary review, the borrower will fill in and affix seals to application forms for loans and “group credit life insurance.” Along with other necessary documents, all the prepared documents are to be submitted at the lending financial institution. “Group credit life insurance” is a life insurance that repays the loan on behalf of the borrower in the event of the loan borrower’s death (or designation of severe disability). Most housing loans require this insurance, but it is optional when using Flat 35. The terms for the insurance are mainly the health condition of the subscriber. A person who has been hospitalized, had surgery or received medication for hypertension or hyperlipidemia, etc., in the past five years may not be able to purchase this insurance.

1. 4) Final review

After the purchase agreement is formed, a final review is conducted by a guarantee company. The scale and business conditions of the borrower’s workplace, whether the borrower is able to purchase the group credit life insurance and other matters will be examined in addition to the standard review items of the preliminary review.

1. 5) Notice of the result of final review and conditions, etc.

After passing the final review, the borrower must complete some procedures such as preparing the necessary documents for the loan agreement, applying for fire insurance, requesting registration procedures to a judicial scrivener in charge and opening an account for repayment.

1. 6) Forming the housing loan agreement

The housing loan agreement is formed after affixing seals to the loan agreement documents.

1. 7) Loan granted

The loaned amount will be paid to a designated account based on the agreement, etc.

1. 8) Registration procedures

The purchase agreement is formed at the completion of registration for the transfer of ownership and the transfer of the property.

Housing loans for foreign individuals

There seems to be many foreign individuals who wish to purchase Japanese properties, but do not have enough funds on hand and wish to use housing loans. “Are there any Japanese financial institutions that provide loans to a foreign individual?” “Is it possible for a non-resident to borrow funds?” “Is it OK if I cannot speak Japanese?” Here we present information on housing loans for foreign individuals so that it will benefit those who are in need of tips and advice on these issues.

- Has a right of permanent residence in Japan, is applying for a right of permanent residence in Japan or has a Japanese spouse.

- Is a full-time salaried worker. (Not a contract worker)

- Has a stable income.

- Has at least three years of working experience in Japan (in the same company is preferred), or has been self-employed in Japan for three years or more.

- Is purchasing the property for residential purpose and not as a second home, etc.

- Is able to communicate in Japanese at a normal level, and is able to write his/her name and address in Japanese.

- Is able to provide Gensen-choshu-hyo (withholding certificate) and Kazei-shoumei-sho (taxation certificate) (or Kakutei-shinkoku-sho (final return) for those who are self-employed) issued over the past three years.

- Is aged 20 or over and under 65 at the time of application, and is younger than 80 on maturity.

If the applicant does not have a right of permanent residence in Japan, the following requirements may need to be satisfied.

- Has been living in Japan for seven years or more.

- Can make a down payment of 20%.

Bank of China

The Bank of China provides housing loans for individuals. The service is mainly provided for Japanese and Chinese individuals who have a status of residence in Japan. Applications can be made for funds for purchasing residential and investment purpose properties, as well as for renovations and repair costs. In general, up to a maximum of 70% of the collateral value or purchase price, whichever is the lower, can be loaned. The repayment period can be fixed at up to 20 years. Although the service also targets non-residents who do not have a status of residence in Japan, they are required to open a specified bank account, and will need a down payment of 50% or more in principle. The repayment period can be fixed at up to 15 years.

ORIX

https://orixfinance.com.hk/project/japan-property-mortgage-loan/ 

(For Hong Kong citizens or Hong Kong incorporated company)

ORIX provides loans for Hong Kong ID holder or
Hong Kong incorporated company. Residential, retail and office buildings for self-use or investment that are located in Tokyo or Osaka area are eligible. The property price must be ¥30 million or above and the loan amount starts from ¥20 million. The repayment period can be fixed at up to 15 years.

SURUGA Bank

https://www.surugabank.co.jp/surugabank/kojin/service/dream_j/

The service targets all foreign individuals regardless of their nationalities. The loan amount ranges between ¥1 million to ¥100 million. The repayment period is not less than one year and not more than 35 years. The service may be applied for the purchase of a house or a land for self-use, expenses for extending or refurbishing of the house, roll over of a housing loan already in use, or other expenses for new construction or change of residence, etc. The service is offered only in floating interest rate plans.

SBI Shinsei Bank

https://www.shinseibank.com/english/housing/ 

The service is available for purchasing a detached house or an apartment (including second hand properties), building a new house on owned land, and refinancing a mortgage from another financial institution. It cannot be used for renovations or buying land only. The loan amount can range from ¥5 million to ¥100 million. The loan period can range from 5 years to 35 years. The service is available in floating interest rate plans, initially fixed interest rate plans, and long-term fixed interest rate plans.

SMBC Trust Bank

https://www.smbctb.co.jp/en/loan/index.html

The service is available for building or purchasing a real estate property for the use of the applicant or his/her family, or for refinancing a mortgage from another financial institution. The loan amount can range between ¥10 million and ¥500 million and the loan period can range from 1 to 35 years. They offer plans of floating interest rate loans and fixed interest rate loans.

In addition to the foregoing, they also offer loans for investment properties, and in order to receive such service, the applicant must have a stable income of ¥7 million or more, which is not required for loans for residence purposes. The loan amount can range from ¥5 million to ¥100 million and the loan period can range from 1 to 30 years for the investment property loan. This type of loan is only offered as a fixed interest rate plan.

The Tokyo Star Bank

http://www.tokyostarbank.co.jp/info/important_141201.html?from=top 

(Website available in Japanese and Chinese (traditional) only) 

The Tokyo Star Bank offers a real estate investment loan for non-residents of Japan who lives in Taiwan with a Taiwanese passport. The service is available for purchasing or building new and second hand condominiums, apartments, commercial buildings, stores, offices or detached houses as investment properties in Japan. The service can also be used to purchase or build new or second-hand condominiums and housing as a second home or for the family members to live in.

However, the area eligible for the service is designated. The loan amount can range from ¥20 million to ¥500 million and the loan period can range from 1 to 20 years. The service is only offered as a floating interest rate plan.

Among banks mentioned above, the procedures at the Bank of China will be as below.

1. 1) Application for a housing loan, submission of the necessary documents
2. 2) Opening an account for repayment at the Bank of China
3. 3) Preliminary review conducted by a branch
4. 4) Final review conducted by the Bank of China Tokyo branch
5. 5) Forming a loan agreement, establishment of a mortgage
6. 6) Loan granted

For loans at SURUGA Bank, SMBC Trust Bank and Shinsei Bank, purchasing a designated group credit life insurance is required for foreign individuals. This insurance can be purchased by foreign individuals as long as they have no problems with their health. In case you are rejected for purchasing the insurance due to health reasons, there is an option to use Flat 35. Flat 35 is a loan with a fixed interest rate throughout the loan term, and requirements for a borrower are relatively loose compared to other types of loans. Although requirements for the property are strict for Flat 35, purchasing of a group credit life insurance is optional. For foreign individuals, a loan is generally limited to those who have permission for permanent residence or special permanent residence. Therefore, details must be confirmed at each financial institution.