Mandatory Property Address Change Registration in Japan (2026 Rules)

From 1 April 2026 (Reiwa 8), owners of real estate must file a change registration within 2 years of the date their address, name or company name changed. Without a valid reason, failing to do so may result in a non-penal fine (過料) of up to ¥50,000. This applies equally to foreign individuals and foreign companies that own property in Japan.

What the mandatory address change registration means

Until now, registering a change to an owner’s address or name was optional, even after the details changed. From 1 April 2026, it is a legal obligation. The competent authority is the Ministry of Justice, acting through the Legal Affairs Bureau (法務局).

The obligation covers registered owners of property ownership rights. For individuals, it covers name and address changes. For corporations, it covers name and address changes.

• Individuals: a move, or a change of name through marriage or divorce
• Corporations: a head office relocation or a change of company name (商号)

Foreign individuals and foreign companies are subject to this obligation as well, provided they are registered as the owner of Japanese property.

Deadlines and fines

The deadline is 2 years from the date of the change. Without a valid reason, failing to file may result in a non-penal fine of up to ¥50,000.

How a fine would proceed

The Ministry of Justice has stated that, even when a registry official becomes aware of a violation, it does not operate on a basis of immediately notifying the court. Whether a non-penal fine is imposed is decided by the court.

For changes made before April 2026, the Ministry’s Q&A describes the following process:

1. When a registry official becomes aware of a violation, they send a notice requesting registration.
2. If no registration or notification is made within the period stated in the notice, the registry official notifies the court.
3. The court assesses the requirements and decides whether to impose a non-penal fine.

If you receive such a notice, respond within the stated period rather than leaving it unanswered.

Changes made before April 2026 are also covered

Even if your address or name changed before the obligation took effect, you are covered if the change has not been registered. Owners who have held Japanese property for a long time should pay particular attention to this.

If you moved within Japan after purchase, or moved overseas, the address on the registration may no longer match your current address.

What is Smart Change Registration

Smart Change Registration (スマート変更登記) is a system under which the Legal Affairs Bureau files address and other change registrations on its own initiative. If you complete the simple, free procedure in advance, you no longer need to file each subsequent change yourself. You are also not treated as violating the obligation.

For individuals

Using the search information you have submitted, the Legal Affairs Bureau checks the Basic Resident Registers Network (住基ネット) roughly once every two years. When a change in address or name is confirmed, you receive a notice asking you to confirm that the change registration should be made.

For corporations

The system is available to corporations registered with a corporate number (会社法人等番号). The Legal Affairs Bureau confirms changes to the head office or company name and registers them on its own initiative.

When the system is not available

The Ministry of Justice has stated that individuals living overseas and corporations without a corporate number are not eligible. This is because the Legal Affairs Bureau cannot confirm the change. In these cases, you must file each change yourself.

Summary of eligibility for Smart Change Registration

If you are unsure which category you fall into, check with the Legal Affairs Bureau that has jurisdiction. Misclassifying yourself could leave a change unregistered past the deadline.

If you need a fast update, file yourself

Smart Change Registration checks run at regular intervals, at least once every two years. If you need to correct the registered address quickly, for example because a sale is planned, you are advised to file the change registration yourself.

Points for foreign individuals and foreign companies to check

1. Gaps between the registered address and your current address

Start by obtaining a certified copy of the registry (登記事項証明書). Check whether the address, name or company name in the owner section matches your current details.

2. Head office relocation or name change for a Japanese company

If a Japanese company moves its head office or changes its company name, updating the corporate registration alone is not enough. The registration of property it owns must also be changed within 2 years. If the company has a corporate number registered, Smart Change Registration can be used.

If you own several properties, check each one.

3. Before a sale or financing

Before a sale or a security interest is set up, it is usual to bring the registered address into line with your current details. Check early so you are not rushing just before a transaction.

4. If you move overseas

Individuals living overseas are not eligible for Smart Change Registration. If you continue to hold Japanese property, plan on filing change registrations yourself. If the property is rented out, also consider the preparation for managing rentals as an overseas owner and rental income of non-residents and final tax returns.

Steps for a change registration

1. Check the current registered details against a certified copy of the registry.
2. Prepare documents that prove the change of address, name or company name.
3. File the change registration with the Legal Affairs Bureau that has jurisdiction over the property’s location.
4. After registration is complete, confirm that the registered details match your current details.

Required documents and fees may differ depending on the nature of the change and the owner’s status (individual, corporation, foreign national or foreign corporation). Confirm the requirements with the Legal Affairs Bureau that has jurisdiction before filing. You can also consult a judicial scrivener (司法書士) for the filing.

Common mistakes and what to prepare

Common mistakes

• Assuming that because the company’s head office relocation has been registered, the property registration is also complete.
• Assuming that changes made before April 2026 are not covered.
• Assuming that Smart Change Registration will automatically update the record after you move overseas.
• Assuming that because Smart Change Registration is in place, you can wait even if a sale is imminent.

Each of these conflicts with the guidance from the Ministry of Justice and the Legal Affairs Bureau. Please review the sections above.

What to prepare

• A list of the properties you own (location and registered owner for each)
• A certified copy of the registry for each property
• The date your address, name or company name changed, and documents showing the circumstances
• For corporations, confirmation of whether the corporate number is registered

If you own several properties, a table recording the change date and registration status for each property will help you avoid omissions. If there have been multiple changes, arranging them in chronological order will make it easier to confirm details with the Legal Affairs Bureau.

How to check the latest information

The rules may be updated. Before you take any steps, check the latest guidance on the Ministry of Justice page on the mandatory address change registration and on the page of the Legal Affairs Bureau with jurisdiction. Each page shows its update date, so confirm that the content is current. If you are unsure, consult the Legal Affairs Bureau’s counter or a judicial scrivener.

Relationship to registration and taxes at purchase

Registration and taxes at purchase are separate issues. For the costs at acquisition, see taxes when buying property in Japan. For the purchase process, see how foreigners buy property in Japan.

Treat address change registration as a management obligation that applies while you continue to own the property. Purchasing is not the end of the process. Each time your address or company name changes, you will need to check the registration again.

Summary｜What TIMOA can do

From April 2026, changes to the address, name or company name on a property registration must be filed within 2 years of the change. Unregistered changes made before that date must be dealt with by 31 March 2028. Start by checking your current position against a certified copy of the registry.

As part of our real estate services, TIMOA helps you check the registration details of the properties you hold and organize the steps to take. Filings are handled by our partner judicial scrivener. We also work through the approach for overseas residents and foreign corporations on a case-by-case basis.