Best Banks for Foreigner Mortgages in Japan: Shinsei vs. Prestia vs. MUFG (2026)

Short answer: SMBC Prestia and SBI Shinsei Bank are the top choices for foreign national buyers because they offer comprehensive English-language assistance and do not strictly require Permanent Residency (PR). MUFG offers the lowest interest rates but requires complete Japanese fluency and generally mandates PR status.

Choosing a bank in Japan is the single most important step when securing a home loan (住宅ローン - Jutaku Loan). Here is our comparative guide.

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Direct Bank Comparison Matrix (2026)

Parameter	SMBC Prestia	SBI Shinsei Bank	MUFG (Mitsubishi UFJ)
English Support	Complete (Bilingual docs & staff)	High (English docs, some staff)	Minimal (Japanese only)
PR Status Required?	No (with 20% down payment)	No (with Japanese national spouse)	Yes (95%+ of cases)
Minimum Salary	¥5,000,000	¥3,000,000	¥4,000,000
Typical Down Payment	10% - 20% (Non-PR)	10% (Non-PR)	0% - 10% (with PR)
Floating Rate Range	0.45% - 0.75%	0.38% - 0.65%	0.32% - 0.55%

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1. SMBC Prestia: The Bilingual Champion

Prestia is famous among expats for its completely bilingual service catalog. If you do not read or write Japanese and want a smooth loan process where contracts are explained in English, Prestia is the clear market leader.

The Non-PR Pathway:

Prestia does not require Permanent Residency, provided you satisfy the following:

• You have been living and paying taxes in Japan for at least 2 consecutive years.
• You can put down a 20% down payment.
• Your gross annual salary exceeds ¥5,000,000.

Pro: Seamless customer service. Con: Slightly higher interest rate margins compared to domestic mega-banks.

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2. SBI Shinsei Bank: The Middle Ground

SBI Shinsei Bank is a highly popular option for expats married to Japanese nationals. They offer good English documentation and competitive floating interest rates.

The Non-PR Pathway:

If you do not have PR, Shinsei will look favorably on your application if:

• Your spouse is a Japanese National or PR holder and acts as a joint guarantor (連帯保証人 - Rentai Hoshonin).
• You have been employed as a regular employee (正社員 - Seishain) in Japan for at least 1 year.

Pro: Lower interest rates than Prestia and lower salary entry barrier (¥3M). Con: If you do not have a Japanese spouse, PR is almost always required.

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3. MUFG: The Rate Leader (Strict Criteria)

Mitsubishi UFJ (MUFG) is Japan's largest mega-bank. They offer rock-bottom floating rates, but their application pipeline is built exclusively for domestic residents.

The PR Requirement:

• Permanent Residency is mandatory. MUFG will reject applications from non-PR holders automatically.
• Fluent Japanese capability is required. All legal agreements and loan explanations (重要事項説明 - Juyo Jiko Setsumei) are conducted in Japanese. Bringing a translator is sometimes permitted, but the primary borrower must demonstrate basic linguistic comprehension of the terms.

Pro: Lowest floating interest rates in Japan. Con: High rejection rate for expats without PR.

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Core Eligibility Checklist for Expats

Before applying, ensure you have:

• At least 2 years of Japanese tax certificates (課税証明書 - Kazei Shomeisho).
• Certificate of regular employment (在職証明書 - Zaishoku Shomeisho).
• Down payment liquid capital (minimum 10% of property cost).
• A clean domestic credit history (no missed mobile phone or credit card bills).

For a detailed breakdown of the complete buying timeline, check our Foreigner Mortgage Eligibility & Cost Guide and try the interactive Buying & Mortgage Cost Estimator.

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FAQ

Can I apply for a mortgage if I am living overseas?

Generally, no. Japanese banks require you to possess a domestic residence card (在留カード) and local tax history to approve residential loans. See our guide on Buying Property While Living Overseas.

What is a guarantee fee (保証料 - Hoshoryu)?

It is a fee paid to the bank's guarantor company to protect the loan. It typically averages 2% of the total loan amount.