Compare Mortgages in Japan

Compare the total cost over the initial fixed period including all fees, not just the headline rate — a lower rate with high arrangement fees often costs more over two years.

Compare the top 14 Japanese mortgages providers, with rates from 0.29% initial. Data current as of 23 October 2026 and updated daily from the Giraffy database.

Live offers

21 live offers compared from 14 providers, from 0.29% initial. Updated daily.

Shinsei Bank Jutaku Loan Shinsei Bank

0.29% initial

  • Initial Rate: From 0.29% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: No origination fee

au Jibun Bank Mortgage au Jibun Bank

0.31% initial

  • Initial Rate: From 0.31% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Ultra-low variable rate

PayPay Bank Jutaku Loan PayPay Bank

0.32% initial

  • Initial Rate: From 0.315% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Digital bank rates

SBI Net Bank Mortgage SBI Sumishin Net Bank

0.32% initial

  • Initial Rate: From 0.32% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Lowest variable rate

Rakuten Bank Mortgage Rakuten Bank

0.33% initial

  • Initial Rate: From 0.329% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Rakuten Points bonus

MUFG Jutaku Loan Variable MUFG Bank

0.34% initial

  • Initial Rate: From 0.34% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Japan's largest bank

Resona Jutaku Loan Resona Bank

0.34% initial

  • Initial Rate: From 0.34% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Regional bank specialist

SBI Sumishin Variable Mortgage JP SBI Sumishin Net Bank

0.38% initial

  • Initial Rate: 0.380% (lowest variable)
  • Loan-to-Value: 90% LTV
  • Initial Period: Variable
  • Key Feature: Japan's lowest headline rate; 0.38% variable; cashback; 100% online application

Mizuho Jutaku Loan Mizuho Bank

0.38% initial

  • Initial Rate: From 0.375% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Competitive rate

Nomura RE Jutaku Loan Nomura Real Estate

0.45% initial

  • Initial Rate: From 0.45% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Developer-linked rates

Seven Bank Mortgage Seven Bank

0.45% initial

  • Initial Rate: From 0.45% p.a. variable
  • Loan-to-Value: Up to 85%
  • Initial Period: 35 years max
  • Key Feature: Convenience bank

MUFG Housing Loan JP MUFG Bank

0.48% initial

  • Initial Rate: 0.475% (variable)
  • Loan-to-Value: 90% LTV
  • Initial Period: Variable (prime-linked)
  • Key Feature: Mitsubishi UFJ — largest JP bank; Prime + 0.975% spread; ネット申込 online

SMBC Jutaku Loan SMBC

0.48% initial

  • Initial Rate: From 0.475% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Major city bank

Sony Bank Select Mortgage JP Sony Bank

0.50% initial

  • Initial Rate: 0.497% (variable)
  • Loan-to-Value: 90% LTV
  • Initial Period: Variable or 10-yr fixed
  • Key Feature: Sony Bank — mix-rate (part-fixed part-variable); 0% rate-change penalty

SMBC Housing Loan JP SMBC

0.53% initial

  • Initial Rate: 0.525% (variable)
  • Loan-to-Value: 90% LTV
  • Initial Period: Variable
  • Key Feature: Sumitomo Mitsui; Netgin Housing Loan; team housing loan consultation

Mizuho Housing Loan JP Mizuho Bank

0.58% initial

  • Initial Rate: 0.575% (variable)
  • Loan-to-Value: 90% LTV
  • Initial Period: Variable
  • Key Feature: Mizuho Bank; eco-housing discount; women-only rate reduction (pink leaf)

Sony Bank Mortgage Fixed 5yr Sony Bank

0.65% initial

  • Initial Rate: From 0.65% p.a. fixed 5yr
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Online bank best fixed

SMBC Trust Prestia Mortgage SMBC Trust Prestia

0.98% initial

  • Initial Rate: From 0.98% p.a. fixed 5yr
  • Loan-to-Value: Up to 80%
  • Initial Period: 20 years max
  • Key Feature: Multi-currency option

Japan Post Bank Mortgage Japan Post Bank

1.01% initial

  • Initial Rate: From 1.01% p.a. variable
  • Loan-to-Value: Up to 90%
  • Initial Period: 35 years max
  • Key Feature: Post Bank nationwide

Japan Post Bank Flat 35 JP Japan Post Bank

1.72% initial

  • Initial Rate: 1.72% (Flat 35 fixed)
  • Loan-to-Value: 90% LTV
  • Initial Period: 35-yr fixed (Flat 35)
  • Key Feature: JHLSC Flat 35 — full-term fixed rate; no income certification; JP Bank agency

What are mortgages in Japan?

A mortgage (jutaku loan) in Japan is a long-term secured loan to buy a home, typically repaid over 25 to 35 years. What makes the Japanese market distinctive is how low borrowing costs are: variable rates from the leading online lenders sit well under 1%, and even long fixed rates are modest by global standards. Borrowers choose between variable rates, fixed-for-a-period rates, and the government-backed Flat 35 fully fixed product.

How the Japanese market works

Lending is split between online-first banks that lead on rate, megabanks that bundle mortgages with a full banking relationship, and the Flat 35 programme administered with the Japan Housing Finance Agency. Online lenders such as SBI Sumishin Net Bank and Sony Bank routinely post the lowest variable rates, while MUFG Bank, Mizuho Bank, SMBC, Resona Bank and Japan Post Bank compete on branch service, pre-approval speed and packaged discounts. Developers like Nomura Real Estate also arrange financing tied to new-build purchases.

Benefits

Very low headline rates — leading variable products start around 0.29% to 0.5%, among the cheapest home loans in the developed world.

Mortgage tax credit — the jutaku loan deduction lets eligible buyers subtract a portion of the year-end loan balance from income tax for a set number of years.

Bundled life cover — most loans include group credit life insurance (dan-shin) that repays the balance if the borrower dies or becomes severely disabled.

How to choose

Decide first between variable and fixed: variable rates are lowest today but can rise, while Flat 35 locks certainty for the full term. Compare the effective rate after any relationship discounts, the administrative and guarantee fees, the dan-shin cover included, and prepayment terms. Model your repayment against a higher-rate scenario if you take a variable loan, and factor the down payment — many lenders reward a larger deposit with a better rate.

Leading providers in Japan

SBI Sumishin Net Bank and Sony Bank are the online rate leaders with slick digital applications. MUFG Bank, Mizuho Bank, SMBC and Resona Bank are the established megabank and regional choices for borrowers who want in-branch guidance. Japan Post Bank offers wide nationwide reach, and Nomura Real Estate arranges purchase financing for its developments.

What it costs

Interest ranges from roughly 0.29% on the sharpest variable deals to around 1.5% to 2% on long fixed terms. On top of interest you typically pay an administrative fee (often a percentage of the loan or a flat sum such as tens of thousands of yen), a guarantee fee, registration and stamp taxes, and fire insurance on the property. Total upfront costs commonly run to several percent of the purchase price.

Protections and regulation

Mortgage lenders are banks supervised by the Financial Services Agency (FSA), and lending conduct falls under the Banking Act and consumer-protection rules. The included dan-shin group credit life insurance is a core borrower protection. Flat 35 is backed by the Japan Housing Finance Agency, giving fixed-rate certainty for households that prioritise predictable payments.

Common questions

Can foreign residents get a mortgage? Yes, though most lenders expect permanent residency or a long-term visa, stable income and often a Japanese guarantor or larger deposit.

Is variable or Flat 35 better? Variable wins on today's rate; Flat 35 wins on certainty. The right choice depends on how much rate risk your household budget can absorb over the coming decades.

Mortgages in Japan — FAQ

What home loan rate can I get in Japan right now?

Giraffy tracks 21 home loan products across 14 lenders in Japan. Use the sort and filter controls to compare fixed versus variable rates and initial deal lengths.

What is the difference between a fixed-rate and a variable-rate home loan?

A fixed-rate home loan locks your interest rate for a set period — typically 2, 5, or 10 years — giving payment certainty. A variable rate moves with the central bank benchmark rate set by the Financial Services Agency (FSA). Fixed rates suit those who want stability; variable suits those who expect rates to fall.

How much can I borrow with a home loan?

Most lenders apply an income multiple — typically 4–5× your gross annual income for a conventional home loan. Affordability assessments also factor in outgoings, existing debts, and the property's loan-to-value (LTV) ratio. A home loan adviser or broker can run a full affordability assessment for free.

What is LTV (loan-to-value) and why does it matter?

Loan-to-Value (LTV) is the home loan amount as a percentage of the property's value. A 90% LTV means you're borrowing 90% and putting down 10% as a deposit. Lower LTV means less risk for the lender — you'll typically be offered a lower interest rate with a deposit of 20–25% or more.

How long does home loan approval take?

An indicative approval can usually be obtained the same day online. Full home loan approval — after property valuation and underwriting — typically takes 2–6 weeks. Having all your documents ready (pay stubs, bank statements, ID) speeds up the process significantly.

Are there Islamic home-finance products available in Japan?

Sharia-compliant home-finance products structure the transaction without interest, typically through Murabaha (cost-plus financing) or Ijara (lease-to-own) arrangements. Check with individual lenders for availability in your market.

What fees are charged to set up a home loan?

Lenders often charge arrangement, origination, or application fees to set up a home loan — amounts vary by lender and market. You can usually add them to the loan, but you'll pay interest on them for the full term. For large loans, a higher-fee/lower-rate deal may be cheaper overall — compare total cost over the initial fixed period.