How Jointly-Owned Real Estate is Evaluated for Stability of Livelihood in Japan Visa Applications#

When applying for a status of residence in Japan, particularly for Permanent Resident status or other long-term visas, the “stability of your livelihood” is a critical evaluation criterion. Ownership of real estate is considered a significant factor in objectively proving this stability. This includes not only property owned solely by the applicant but also “jointly-owned” property held with a spouse, parent, or other individuals.

This article provides a detailed and objective explanation of how jointly-owned real estate is assessed from the perspective of livelihood stability in the context of immigration application reviews.

Understanding “Stability of Livelihood” in Immigration Reviews#

For certain visa applications, especially for Permanent Residence, Japan’s Immigration Control and Refugee Recognition Act stipulates that the applicant must “have sufficient assets or skills to make an independent living.” This means that the applicant and their family must possess the financial capacity to live continuously and stably in Japan without becoming a public burden.

The Immigration Services Agency of Japan comprehensively evaluates this “stability” based on several factors, including:

Income Status: Evidence of stable and continuous income over the past several years, verified through tax certificates (kazei shomeisho) and tax payment certificates (nozei shomeisho).
Fulfillment of Public Duties: Timely payment of taxes (income tax, residence tax) and contributions to public pension and health insurance systems.
Asset Status: The balance of bank savings and ownership of assets such as real estate.

Among these elements, real estate ownership tends to be highly regarded as strong evidence of both an “intention to settle in Japan” and a “solid economic foundation.”

How Jointly-Owned Property is Evaluated#

Jointly-owned property is considered an asset just like solely-owned property, but several specific points are taken into account during the evaluation. The key distinction is that it is often assessed not just as an individual’s asset, but as a component of the “entire household’s” livelihood base.

1. Relationship with the Co-owner(s)#

The relationship between the applicant and the co-owner(s) is the most crucial point in the evaluation.

Co-ownership with a Spouse or Family Member Sharing a Livelihood: Joint ownership with the applicant’s spouse (who may be a Japanese national, Permanent Resident, or other visa holder) or with cohabiting family members (like parents or children) serves as powerful proof of a stable household foundation. In these cases, even if the applicant’s individual ownership share (持分, mochibun) is small, the property is generally evaluated highly as a collective asset of the household. This is because it is seen as evidence that the family, who shares finances, is building a life together in Japan.
Co-ownership with a Friend, Business Partner, etc.: If the property is co-owned with a third party who does not share a livelihood with the applicant, the evaluation is more nuanced. The focus will shift to the applicant’s specific ownership share and the reasons behind the joint ownership arrangement. If it can be clearly shown that it is part of the applicant’s personal asset-building strategy, it will be evaluated as an asset corresponding to their share.

The ownership percentage listed on the Certificate of Registered Matters (登記事項証明書, Tōki Jikō Shōmeisho) is also a factor. A larger share naturally translates to a higher valuation as a personal asset. However, as mentioned earlier, in the case of co-ownership with a spouse, it is not a major concern even if the shares are not 50/50 or if the applicant’s share is smaller. The property is viewed holistically as a household asset.

3. Mortgage Status#

The existence and balance of a mortgage also affect the evaluation.

Mortgage Fully Paid Off: The property is assessed at its full value as a debt-free, pure asset, which is the most favorable scenario.
Mortgage Payments Ongoing: Having an outstanding mortgage is not necessarily a disadvantage. On the contrary, the fact that the applicant successfully passed a financial institution’s screening to secure a large loan and has been making payments consistently can be viewed positively. It demonstrates creditworthiness and the ability to manage financial obligations. It is important to submit documents that prove a stable repayment history. However, if the outstanding loan balance is significantly higher than the property’s assessed value, the positive impact may be limited.

Required Documents and Important Considerations#

When submitting evidence of jointly-owned property to prove the stability of your livelihood, the following documents are generally required:

Certificate of Registered Matters (Tōki Jikō Shōmeisho): This is the most critical document, as it officially proves ownership, listing the property’s address, the names of all co-owners, and their respective shares.
Mortgage Repayment Schedule or Loan Balance Certificate: If there is an outstanding mortgage, these documents are submitted to show the current status.

It is crucial to remember that property ownership alone does not guarantee the approval of a visa application. The final decision is based on a comprehensive review of all factors, including income, tax compliance, and general conduct. However, demonstrating real estate ownership—even if it is jointly held—is a highly effective way to show a commitment to building a life in Japan.

Conclusion#

Ownership of jointly-owned real estate is a very advantageous element for proving a stable livelihood in Japanese visa applications. It is particularly beneficial when the property is shared with a spouse or family, as it is highly valued as evidence of a strong household foundation. While factors like ownership share and mortgage status are considered, it is fundamentally a positive component in the overall assessment. When applying, it is essential to accurately convey the facts of ownership through official documents and to demonstrate your overall stability in conjunction with all other required criteria.