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Japan
variable mortgages ~0.6–1.0%; long-term fixed (Flat 35) ~2.5–3.2% (mid-2026), world-class infrastructure, yen weakness = entry opportunity
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Currency Risk
JPY
No Golden VisaDTA with Israel ✅156,026 monitored sale listings
Investor Profile:
Currency:
Gross Yield3%–8%
Entry PriceFrom ¥240,006 (₪4,412)/m² · Sapporo
Purchase Tax5.5%
CGT Rate20.315%
Golden Visa❌
Non-Res Mortgage✅
DTA Israel✅
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
TIER 2 — CONDITIONAL BUYMacro: 20/30
🇮🇱Israeli64.7/100
🇩🇪German62.6/100
🇫🇷French63.1/100
🇳🇱Dutch63.1/100
🇧🇪Belgian63.0/100
🇬🇧UK64.7/100
🇺🇸US64.3/100
🇨🇦Canadian64.9/100
🇮🇳Indian64.7/100
🇨🇳Chinese64.7/100
🇪🇺Other EU64.7/100
✅ Strengths
- ▸Ultra-low mortgage rates (1.0–1.6%) create strong positive carry
- ▸G7 governance; world-class rule of law (TI CPI 78)
- ▸Weak yen = currency entry discount for foreign investors
⚠ Risks
- ▸Declining population (-0.5%/yr) — demand shrinking outside major cities
- ▸Building depreciation (RC 47yr, wood 22yr) — structures lose all value
- ▸Minpaku law: 180-day STR cap severely limits short-term rental income
CASABROVA Verdict
Unique carry trade opportunity — borrow at 1% to yield 4-6%. Focus on Tokyo/Osaka core. Building depreciation is key risk.
Israeli: CASABROVA Score 64.7 (rank #19) for this profile.
Recommended Strategy
Tokyo 23-ward RC mansions post-1981 for LT rental. Leverage ultra-low rates. Avoid wooden structures and rural areas.
Based on CASABROVA Waves 1–8, Q1 2026. Not financial or legal advice.