How to obtain a business manager visa for real estate investment?

What is a Business Management Visa?

A business/management visa is a visa for foreign nationals residing in Japan for the purpose of operating a business.

In recent years, there has been an increase in foreigners purchasing real estate in Japan, drawing attention to the stability of the Japanese real estate market, good returns, and the lack of particular regulations on foreigners purchasing real estate.
Some foreigners who own real estate in Japan may be wondering, “Can I obtain a business manager visa by investing in real estate?”

In conclusion, it is possible to obtain a business manager visa through real estate investment.
However, you cannot obtain a business manager visa by “simply” owning real estate.

This page explains how to obtain a business manager visa for real estate investment.

Requirements and conditions for obtaining a business manager visa

The requirements and conditions for obtaining a Business Manager Visa can be briefly summarized as follows:

Items ① to ③ are particularly problematic when obtaining a business manager visa for real estate investment, so we will explain them below.

The activities carried out in Japan are “business operations”

Former “Investment and Management Visa”

Some people mistakenly believe that if they own investment real estate in Japan, they can obtain a business manager visa.
In fact, we sometimes receive inquiries from people who say, “I’ve purchased real estate in Japan, so I’d like to obtain an investment visa.”

This is thought to be a misunderstanding that stems from the fact that the former name of the “Business Manager Visa” was the “Investment Manager Visa.”

“Investment” here does not mean investment in real estate, but investment in business.

Simply acquiring real estate for investment purposes does not satisfy condition ① above.
To obtain a Business Manager Visa for real estate investment, the real estate investment must be conducted as “operation of a business.”

Permitted forms of real estate investment

From the above,Simply purchasing real estate for speculative purposes does not constitute “operating a business,” and you cannot obtain a business manager visa.

If you operate a real estate rental business or private lodging using real estate you own, it may be recognized as “operating a business.”
However, please note that a business model in which you only own the real estate and leave everything else to a management company will not be recognized as “operating a business” for the Business Manager visa.

Also, even if you are running a real estate rental business or private lodging, if you are running the business remotely from overseas and do not reside in Japan, you cannot obtain a Business Manager Visa. As mentioned above, this visa is granted to foreigners who reside in Japan to operate a business.

The business complies with laws and regulations

You must have the necessary licenses and permits to operate a real estate rental business or private lodging business.
In addition, if there are other laws and regulations that you must meet, such as the Building Standards Act, you must also comply with them.

The business is recognized as stable and continuous.

Real estate rental incomeAll business expenses must be covered by accounting.

Therefore, if your rental income is only a few tens of thousands of yen per month, your business may not be recognized as stable or sustainable.
You will also need to prepare a business plan that details how you will operate your business in a stable and sustainable manner and submit it to the immigration bureau.

At the end.

This page explains how to obtain a business manager visa for real estate investment.

The requirements and conditions for a Business Manager Visa are strict, and it is generally more difficult to obtain than other visas.
If you are thinking of obtaining a Business Manager Visa for real estate investment, we recommend that you consult with an experienced professional.