What the toki-bo is and why it matters
In Japan, property ownership rests on a public registration system called tōki (tōki, land registration). The resulting document is the tōki-bo (tōki簿, land registry), now digital and issued as a tōki jikō shōmeisho (tōki jikō shōmeisho, certificate of registered matters).
The registry is maintained by the hōmukyoku (hōmukyoku, Legal Affairs Bureau), a branch of Japan's Ministry of Justice. Every land parcel and every building has its own record.
Crucially for a foreign buyer, the Japanese registry is public and open to all. You need not own the property, or even be a resident, to request the record of a property you are considering. It is a free, formidable due-diligence tool that complements reading a Japanese property listing.
Registry vs. listing: two sources that cross-check
A SUUMO listing sells you the property; the tōki-bo tells you the legal truth. If the advertised area differs from the registered area, or a mortgage appears while the seller claims the property is free of charges, that is an immediate red flag.
The three-part structure of the toki-bo
The certificate always reads in the same order: a header plus three sections. Knowing this structure lets you spot a problem in thirty seconds.
Hyodai-bu: the descriptive part
The hyōdai-bu (表題部, descriptive section) physically identifies the property: cadastral location, parcel number (chiban, 地番, cadastral number, distinct from the postal address), area, and for a building its structure, year of construction and floor area.
Ko-ku: ownership rights
The kō-ku (甲-ku, section A) lists the chain of past owners and the current holder of the ownership right (shoyū-ken, shoyūken, ownership). This is where you confirm the seller is the registered owner.
Otsu-ku: encumbrances and security interests
The otsu-ku (乙-ku, section B) records all rights other than ownership: mortgages (teitō-ken, 抵当権, mortgage), easements, land leases (shakuchi-ken, shakuchiken, land lease right), and surface rights. An empty section B is good news; a busy one calls for explanations.
| Section | Japanese name | What it reveals |
|---|---|---|
| Descriptive | 表題部 (hyodai-bu) | Area, cadastral location, building structure |
| Section A | 甲-ku (ko-ku) | Chain of owners, current owner |
| Section B | 乙-ku (otsu-ku) | Mortgages, easements, land leases |
How to obtain the land registry in Japan
There are three ways to get a certificate, in ascending order of convenience.
- At a Legal Affairs Bureau counter: around 600 yen (~4 EUR) per property, paid in revenue stamps (shūnyū inshi, 収入印紙, revenue stamp). You may request any property nationwide from any office.
- Online, counter pickup: around 480 yen (~3 EUR) via the Ministry of Justice online system.
- Online, postal or PDF delivery: around 500 yen (~3.50 EUR), convenient from abroad with an account.
To identify the right chiban, a paid online cadastral map service exists. In practice, your agent or the shiho shoshi who secures your transaction supplies the up-to-date certificate when the juyo jiko setsumeisho disclosure is delivered.
Common mistake to avoid
Do not confuse the chiban (cadastral number) with the residential address (jūkyo hyōji, 住居表示). Requesting the registry with only the postal address often fails: bring the cadastral number, shown in the detailed listing or provided by the agency.
The six facts you must verify
Here is the checklist every seasoned buyer applies when reading a tōki-bo before signing.
- Does the seller's name match the registered owner in section A? If not, the seller may have no right to sell.
- Does the registered area match the listing? A gap can hide an illegal extension.
- Is a mortgage listed in section B? It must be released at sale; demand proof.
- Is it freehold or a land lease? A shakuchi-ken means you are not buying the land.
- Any provisional seizures (karisashiosae, 仮差押, provisional attachment)? A sign of litigation.
- The date of the last transfer: a property flipped very fast may hide a defect.
Practical case
An investor spots an Osaka apartment advertised as "free of charges." The tōki-bo reveals in section B a bank mortgage of 40,000,000 yen (~267,000 EUR) and, in section A, an owner different from the seller (a holding company). The deal is not necessarily bad, but it requires checking the sale mandate and the mortgage release before any payment. This kind of check sits at the heart of a Japan property purchase checklist.
The limits of the toki-bo to know
The registry is powerful but not an absolute guarantee, unlike some Western systems.
No full public faith
In Japan, registration creates enforceability against third parties but does not legally guarantee title 100%. A good-faith buyer is not always protected against an original defect, which is why you cross-check the registry with the important-matters disclosure (juyo jiko setsumei) and the shiho shoshi's work.
Old areas sometimes imprecise
Registered areas of old parcels sometimes rest on Meiji-era measurements, less precise than a modern survey. A boundary survey (kakutei sokuryō, 確定測量, definitive survey) may be required.
Non-financial information absent
The tōki-bo says nothing about the natural hazards affecting the property, zoning, or unpaid condominium fees. Read it alongside the hazard map and the building bylaws.
Conclusion: the registry reflex before any signature
The tōki-bo is the most accessible verification tool on the Japanese market: public, cheap, and available for any property, even from abroad. Its three-part reading — descriptive, ownership, encumbrances — reveals on one page the debts, easements, and area discrepancies a listing will never show.
Never sign a preliminary agreement without an up-to-date certificate less than a month old, and always have encumbrances confirmed by a professional. Read well, the registry turns a gamble into an informed decision. To go further, master the Japanese real estate vocabulary and follow our complete guide to buying in Japan.
Frequently asked questions
Who can request a property's land registry in Japan?
Anyone. The registry is public: you need not own the property, be a resident, or even be in Japan to obtain the record of a property you are interested in.
How much does a copy of the Japanese land registry cost?
Around 600 yen (~4 EUR) at a Legal Affairs Bureau counter, and 480 to 500 yen (~3 to 3.50 EUR) via the Ministry of Justice online request.
Does the Japanese land registry guarantee title?
Not fully. Registration makes the right enforceable against third parties but does not offer full public faith like some Western systems. Cross-check it with the important-matters disclosure and a shiho shoshi's work.
How do I know if a property is mortgaged in Japan?
By reading section B (otsu-ku) of the registry. Any mortgage appears there with its amount and the creditor. An empty section B means the property is free of registered charges.
Can I obtain the registry from abroad?
Yes, via the Ministry of Justice online system, with delivery by mail or digital file. In practice, your agency or advisor sends you an up-to-date certificate during the transaction.
Official sources
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