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Mortgage Calculator for Japan (2026)

Buying a home in Japan? See the monthly payment and total interest on a home loan, and how much the housing loan deduction can give back over 13 years. Most lenders expect permanent residency, so check that first.

Last updated:

yen
%

Assumed fixed for the whole term

years
Repayment method
Type of new home (for the tax deduction)

Monthly payment

¥112,914

Total repaid

¥47,423,753

Total interest

¥7,423,753

Housing loan deduction over 13 years (maximum)

¥2,930,400

The deduction is 0.7% of the loan balance at the end of each year, up to ¥245,000 a year, for 13 years. You get back no more than the income tax and part of the resident tax you pay, so the real amount can be lower.

Can foreigners get a mortgage in Japan?

  • Flat 35, the government-backed fixed-rate loan offered through many banks, requires foreign nationals to have permanent residency or special permanent residency. If it later turns out you did not, the whole loan must be repaid at once.
  • Banks set their own conditions. Many also require permanent residency, and those that lend to other residents usually set stricter conditions. Ask each bank directly before you look for a home.
  • Lenders also look at your income, years at your current job, and the ratio of yearly repayments to income, often up to 30–35%. Keeping repayments to 20–25% of your income leaves more room in your budget.

Monthly payments

With equal payments (ganri kintō), the monthly amount stays the same; with equal principal (gankin kintō), payments start higher and fall, and the total interest is lower. For example, ¥40 million at 1% over 35 years costs ¥112,914 a month and ¥7,423,753 in interest in total. Many loans in Japan have variable rates, so also try a rate 1–2% higher to see if you could still pay.

The housing loan deduction (2026)

  • You get 0.7% of the loan balance at the end of each year back from your income tax (and part of your resident tax if income tax is not enough), for 13 years for new homes.
  • The yearly limit depends on the home's energy performance: ¥315,000 for certified homes, ¥245,000 for ZEH-level, and ¥140,000 for homes meeting the energy standard (higher for households with children or young couples). New homes that do not meet the standard generally get nothing.
  • Main conditions: at least 50 m² of floor space used mainly as your home, total income of ¥20 million or less, a loan term of 10 years or more, and moving in within 6 months.
  • Claim it with a tax return in the first year, then through your employer's year-end adjustment. See the tax return guide.

Assumptions

  • The rate is fixed for the whole term. Fees, guarantee charges and group credit life insurance are not included.
  • The deduction assumes a new home you move into in 2026 and enough tax to use the full amount each year.

Frequently asked questions

Can I get a mortgage in Japan without permanent residency?

It is difficult. Flat 35 requires permanent residency for foreign nationals, and many banks do too. Some banks lend to other residents under stricter conditions, so ask them directly.

How much is the monthly payment on a ¥40 million mortgage in Japan?

At 1% over 35 years with equal payments, about ¥112,914 a month.

Is there a Japanese version of this calculator?

Yes. The Japanese housing loan calculator also covers prepayment and refinancing.

住宅ローン返済シミュレーター（日本語）

Official sources

The rates and rules in this calculator come from these Japanese government and insurer publications (in Japanese).

Other calculators

These results are estimates based on the stated assumptions. They are not tax advice, and your payslip or tax office may show different amounts. Your inputs are calculated only in your browser and are never sent to Manesimu or anyone else.