JapanWhere to carry out property registration?
Property registration in Japan must be carried out at the Legal Affairs Bureau (Hōmushō Hōmukyoku) that has jurisdiction over the location of the property.
What the Law Says
Japanese law requires all real property rights transfers, mortgages, and other registrable interests to be recorded in the Real Property Register to be enforceable against third parties.
Under the Real Property Registration Act, registration is mandatory to establish or transfer ownership, easements, mortgages, and other real rights. Without registration, such rights generally cannot be asserted against third parties—even if a valid contract exists.
The competent authority for registration is the Legal Affairs Bureau (Hōmushō Hōmukyoku) having jurisdiction over the municipality where the property is located. Each bureau covers specific prefectures or cities — for example, the Tokyo Legal Affairs Bureau handles properties in Tokyo’s 23 wards.
Applicants must submit prescribed forms, proof of identity, title documents (e.g., sales contract, inheritance certificate), and payment of statutory fees. The registrar examines documents for completeness and legality before entering the information into the Real Property Register.
Statutory TextRegistration of real property rights shall be effected at the Legal Affairs Bureau having jurisdiction over the location of the real property.
— Real Property Registration Act, s. 4 — Jurisdiction of Registration Offices
Statutory TextNo real property right may be enforced against a third party unless it is registered in accordance with this Act.
— Real Property Registration Act, s. 3 — Effect of Registration
What to Do
Identify the correct Legal Affairs Bureau using the property’s address (find bureau jurisdiction via the Ministry of Justice website)
Prepare required documents: application form, certified copy of the title deed, seal certification (inkan shōmeisho), and resident certificate (jūminhyō) if applicable
Pay the registration fee (varies by property value; minimum ¥15,000 for most transfers)
Submit documents in person or via authorized judicial scrivener (shiho shoshi)
Receive certified copy of the updated Real Property Register (fudōsan tōroku shōmeisho) within approximately 15 business days
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.