What is permanent residence (eijūken)?
Permanent residence, or eijūken (eijūken, permanent right of residence), is the most stable status for a foreigner in Japan, just below naturalisation. It offers three decisive advantages:
- Unlimited stay, with no expiry to renew every 1 to 5 years.
- Freedom of activity: no longer tied to an employer or a specific visa category; you can change jobs, start a business, or not work.
- Family and banking stability: easier access to credit, renting and certain social schemes.
Note: a permanent resident still holds a zairyū card (residence card) to renew periodically as a document, and must request a re-entry permit for long absences. It is not citizenship: you remain a foreigner with your original passport.
To understand the other stay routes and why buying does not replace them, see our article relocating to Japan by buying a house.
Classic conditions: 10 years, income, contributions
The ordinary route to eijūken rests on three pillars assessed by the ISA:
- Length of stay: as a rule, about 10 years of continuous residence, of which at least 5 years under a work or residence status (student time counts little).
- Financial stability: regular, sufficient income over several years, with no reliance on social assistance.
- Good tax and social conduct: taxes, local levies and contributions (pension 年金 nenkin, health insurance 健康保険) paid on time. This is now one of the most scrutinised points.
| Criterion | Indicative requirement |
|---|---|
| Stay seniority | About 10 years (of which ~5 years in work/residence status) |
| Income | Stable and sufficient, over several years |
| Taxes and contributions | Paid in full and on time |
| Record / conduct | No offences, good integration |
Precise thresholds are at the ISA's discretion and change over time: always frame your assumptions cautiously and check the official page.
The fast track for Highly Skilled Professionals (HSP)
Japan rewards high-value profiles through the Highly Skilled Professional status (高度人材, kōdo jinzai, HSP). A points system (degree, income, age, Japanese, experience) opens an accelerated route to eijūken.
- With a high score, permanent residence can be applied for after only 1 to 3 years, instead of 10.
- HSP also brings side benefits (family facilities, domestic help, etc.).
This route has nothing to do with real estate as such. An investor does not become HSP because they bought a building: points come from the professional profile and earned income. To live in Japan while managing assets, the dedicated tool remains the Business Manager visa keiei kanri, distinct from eijūken.
The 2026-2027 tightening and possible revocation
A political and legislative move, debated for 2026-2027, aims to tighten access and retention of permanent residence. The directions highlighted by the ISA and the Ministry of Justice revolve around:
- Stricter control of tax and contribution payments: repeated failures (pension nenkin, health insurance) could become grounds for refusal or reassessment.
- A new and sensitive option to revoke eijūken in cases of fraud, serious offence, or deliberate and lasting non-payment of obligations.
- Tighter income and compliance requirements at the time of application.
In practice, permanent residence stays very solid for those who meet their obligations, but it is no longer perceived as fully "irrevocable". The practical message: pay taxes and contributions on time, keep your records clean. As these rules are still being drafted, treat the exact terms as subject to change and check the official source.
What it changes for property investors — and what it does not
Let's be direct: buying real estate in Japan counts for nothing toward permanent residence and grants no visa. Japan runs no "golden visa"; seniority toward eijūken is built through legal stay, work and tax compliance, not ownership.
What does not change
- You can buy in full freehold (shoyūken, shoyūken) without a visa or residence (see buying in Japan without a visa).
- You can aim for a trial stay via the digital nomad visa, without it building any seniority toward eijūken.
- As a non-resident, you buy in cash: Japanese mortgages are reserved for people who are both resident AND salaried in Japan.
What changes once you are a permanent resident
Eijūken mainly improves your access to credit and long-term management of a rental portfolio: a salaried permanent resident can qualify for a mortgage, which changes leverage. Rental taxation applies in all cases — see tax on rental income. Acquisition costs stay capped at 6% of the price (see property purchase costs in Japan).
Conclusion: keep assets and status separate
Permanent residence in Japan (eijūken) remains the most comfortable status for anyone settling durably: unlimited stay, freedom of activity, better access to credit. It is obtained after about 10 years (or 1 to 3 years via the HSP status), under strict income, tax and contribution conditions — requirements the 2026-2027 tightening reinforces, with revocation now conceivable.
The golden rule to remember: your property assets and your residence status are two separate files. Buying grants no visa; it is the legal stay path that builds eijūken. If you want to move methodically — secure the cash purchase today, prepare access to credit once resident — discover our personalised support and explore our hand-picked listings now.
Frequently asked questions
How long does it take to get permanent residence in Japan?
As a rule, about 10 years of continuous stay, of which at least 5 years under a work or residence status. Highly Skilled Professionals (HSP), via a points system, can apply after only 1 to 3 years. The exact thresholds are at the ISA's discretion.
Does buying property help toward permanent residence in Japan?
No. Japan does not tie real estate to immigration: buying property counts for nothing toward seniority and grants no visa. Permanent residence is built through legal stay, stable income and payment of taxes and contributions.
Can permanent residence in Japan be revoked?
Historically very stable, it could become less so with the tightening debated for 2026-2027: revocation would become possible in cases of fraud, serious offence, or deliberate and lasting non-payment of taxes and contributions. The exact terms are still being drafted.
What are the main financial conditions for eijūken?
Regular, sufficient income over several years, no reliance on social assistance, and above all full and timely payment of taxes, local levies and social contributions (pension and health insurance). This last point is heavily scrutinised and reinforced by the reform.
Can a permanent resident borrow to invest in property?
Yes, it is one of the big practical benefits. A permanent resident salaried in Japan can qualify for a Japanese mortgage, unlike a non-resident who buys in cash. That changes leverage on a rental portfolio.
Official sources
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