Which Banks in Japan Accept Foreign Residents Without Permanent Residency?
A Side-by-Side Comparison
Part 1 laid out the three hurdles facing foreign investors. This time, we compare the specific banks that accept applications from foreign residents of Japan without permanent residency—eligibility conditions, language support, and key characteristics side by side.
The Reality: Major City Banks Require Permanent Residency
MUFG, Mizuho, SMBC, and Resona generally require applicants to be Japanese nationals or permanent residents. For foreign residents without permanent residency, these banks are effectively off-limits. The practical path forward is to focus on institutions with an established track record of lending to foreigners—and to consult them directly.
Note that SMBC is reported to accept applications without permanent residency under certain conditions, so bank-level policies vary. When in doubt, call ahead.
Banks That Accept Applications Without Permanent Residency
① SMBC Trust Bank Prestia
No permanent residency required. Valid visa (excluding short-stay) sufficient. Japanese and English support. Annual income ¥10M+ required; completion age under 80. English-language documentation available. No guarantor or guarantee fee. Max loan: ¥500M. Covers home loans, investment property loans, and second-home loans. Strong fit for urban investment properties.
Primary area: Tokyo and greater metropolitan region | Max completion age: 80
② Tokyo Star Bank
No permanent residency required. Valid visa sufficient. Japanese, English, and Chinese language support. Rate discount of 1.10% across the full loan period when salary is received into a Tokyo Star Bank account. Parent company CTBC Bank (Taiwan) provides strong Chinese-language expertise.
Tokyo Star Bank also offers the “Shōfuku-sei” non-resident investment loan for Taiwan passport holders living abroad. Eligibility requires annual income of ¥10M+ or net assets of ¥30M+—one of the very few options for overseas investors seeking Japanese bank financing without relocating.
Max completion age: 80 (resident) | 75 (non-resident “Shōfuku-sei” product)
③ Suruga Bank (Dream-J Home Loan)
Permanent residency: case-by-case. Japanese language proficiency required. Flexible underwriting—self-employed and career changers considered. Permanent residency not required, but intentions and career plans in Japan are assessed. Rates higher than major banks (variable from 0.825%).
Age: 18–70 (max 85 at completion) | Max loan: ¥400M | Nationwide | Up to 50 years (apartment)
④ AEON Bank (Foreign National Home Loan)
No permanent residency required. Valid visa sufficient. As little as 1 year of continuous employment. Accessible entry conditions relative to peers. Area limited to major metropolitan regions.
Area: Major metropolitan regions only | Max completion age: 75
⑤ Chinese-Capital Banks (Bank of China, Bank of Communications, ICBC Japan)
Permanent residency: case-by-case. Japanese and Chinese language support. ICBC Japan offers loans to Taiwan, Hong Kong, and Singapore passport holders residing in Japan for 1+ year. Bank of Communications requires ¥4M+ annual income. Chinese-language consultation is a meaningful differentiator.
ICBC Japan: japan.icbc.com.cn | Bank of Communications Japan: bankcomm.jp
Side-by-Side Comparison
| Bank | Perm. Residency | Languages | Key Feature |
|---|---|---|---|
| Prestia | Not required | JA / EN | English docs. Urban investment focus |
| Tokyo Star Bank | Not required | JA / EN / ZH | Salary discount. Non-resident loan available |
| Suruga Bank | Case-by-case | JA only | Flexible underwriting. Self-employed OK |
| AEON Bank | Not required | JA only | Metro areas only. 1-yr employment OK |
| Chinese-capital banks | Case-by-case | JA / ZH | Chinese-language specialists |
⚠️ Rates and eligibility conditions are subject to change at any time. Please confirm current terms directly with each financial institution.
Coming Up — Part 3
“Can a Japanese Company Get Me a Loan?” — The Reality of the Corporate Entity Strategy
Costs, requirements, tax implications, and who the strategy actually works for.
Information current as of May 2026. Lending criteria subject to change. Please confirm directly with each institution. Real estate investment carries risk and does not guarantee returns.
