Best Mortgage Banks in Japan for Foreigners Without PR (2026)
By Ibuki — Affarah Friendly Homes · 2026-07-21
Executive Summary: Securing a home loan (住宅ローン Juutaku Roon) in Japan without Permanent Residency (PR / Eijuukyu) is achievable, but options are more selective. SMBC Trust Bank PRESTIA is one of the strongest options for foreign buyers without Permanent Residency. SBI Shinsei Bank may also accept non-PR applicants, but its current published requirements generally require a Japanese-national or PR spouse to act as joint guarantor.
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Japanese Foreigner Mortgage Matrix (Without PR Focus)
🗓️ Rates & Eligibility Checked: July 2026. Mortgage terms, down payment requirements, and lender policies change periodically; verify current terms directly with the bank before applying.
| Bank | Non-PR Allowed? | Key Condition | Min. Annual Income | Max Loan-to-Value (LTV) | English Service | Last Verified |
|---|---|---|---|---|---|---|
| SMBC Prestia | Yes | 10%–20% Down Payment | ¥7,000,000 | Up to 80%–90% | Full English | Jul 2026 |
| SBI Shinsei Bank | Conditional | Requires Japanese / PR Spouse | ¥5,000,000 | Up to 90% | Full English | Jul 2026 |
| Sony Bank | Conditional | Permanent Employment & Tenure | ¥5,000,000 | Up to 90% | Partial English | Jul 2026 |
| MUFG Bank | No | PR Required by Criteria | ¥4,000,000 | N/A for Non-PR | Japanese Only | Jul 2026 |
| Suruga Bank | Yes | Expat Desk (Higher Rate) | ¥4,000,000 | Up to 80% | English Desk | Jul 2026 |
1. Top Non-PR Bank Eligibility Details
1. SMBC Trust Bank PRESTIA
SMBC Trust Bank PRESTIA is widely recognized as one of the most accessible options for high-earning foreign professionals living in Japan without PR.
- PR Requirement: Does not strictly require PR.
- Down Payment: Typically requires 10% to 20% down payment depending on property location and evaluation.
- Income Threshold: Minimum annual income of ¥7,000,000.
- Language Support: Full English support from application through execution.
2. SBI Shinsei Bank
SBI Shinsei Bank offers accessible mortgage terms for foreign residents, but published criteria require a family connection for non-PR borrowers.
- PR Requirement: If you do not hold PR, published requirements generally require a Japanese-national or Permanent Resident spouse to serve as joint guarantor.
- Income Threshold: Minimum annual income of ¥5,000,000.
- Language Support: Full English online portal and support.
3. MUFG Bank
MUFG's current published housing-loan criteria require Japanese nationality or Permanent Residency, so non-PR foreign applicants generally aren't eligible for this mortgage route. The application and legal documentation are primarily handled in Japanese, so borrowers should be comfortable understanding the relevant Japanese documentation or arrange appropriate language assistance.
2. Key Criteria Lenders Look For in Non-PR Applicants
- Length of Residence & Job Tenure (Kinzoku Nensuu): Lenders prefer at least 1 to 3 years with your current employer in Japan.
- Visa Type & Remaining Term: Long-term work visas (e.g., Highly Skilled Professional, Specialist in Humanities, Senior Executive) carry higher approval rates.
- Down Payment Liquidity: Non-PR borrowers should prepare 10% to 20% down payment plus 6%–8% closing costs.
3. Related Mortgage & Buying Guides
- Read our broad comparison of the best foreigner mortgage banks in Japan
- See detailed Japan mortgage eligibility requirements for foreign residents
- Calculate fees with our total closing costs when buying property in Japan guide
- Compare house vs mansion 30-year depreciation in Japan
FAQ
Can a foreign national without PR buy property in Japan with cash?
Yes. Purchasing property with cash requires no visa or PR status; foreign non-residents have full legal right to purchase freehold property in Japan.
🏢 Need Help Finding the Right Loan?
Affarah helps foreign buyers in Tokyo and Chiba evaluate mortgage eligibility and navigate property purchases. Calculate your budget or schedule a consultation with Affarah.