Star Real-Estate Investment Loan (for Non-Residents of Japan)

This is a real estate investment loan that enables non-residents of Japan to purchase real estate in Japan. *

*There are some conditions on who can apply for this loan. Please be sure to check whether you are eligible

Features of Star Real-Estate Investment Loans

Real estate investment loans available to non-residents of Japan*

*Subject to screening by Tokyo Star Bank. Depending on the results
of our screening process, we may not be able to offer you a loan.
*Please read the loan description carefully before applying to be screened

For details, please contact the dedicated help desk (offers support in Chinese and Japanese) below.

For details, please contact the direct line to the dedicated helpdesk below (Chinese and Japanese available).

For customers residing in Taiwan, please click here

+81-50-3093-3807

* Lines open Weekdays 9:00 to 17:00 (JST)

Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

For details, please contact the direct line to the dedicated desk below (Chinese, English, and Japanese available).

For Hong Kong residents, please click here

+81-50-3093-3808

* Lines open Weekdays 9:00 to 17:00 (JST)

Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

Customers resident in Taiwan
Customers resident in Hong Kong

Please read the loan description carefully before applying to be screened

Who can apply for a Star Real-Estate Investment Loan

This loan is available to those who meet all of the following requirements.

Non-residents of Japan who meet all of the following requirements:
- Holders of a Republic of China (Taiwan) passport
- Residents of Taiwan
- For tax purposes, applicants must be a resident of Taiwan and must not be a resident of any other country or region. Applicants must be able to provide official proof of income.
Applicants must be aged over 20 at the time of application and be 75 or younger at the time of full repayment.
Applicants must have an official annual income certificate for the previous year that lists annual income of 10 million yen or more or net assets of 30 million yen or more.
(Net assets include financial assets in Japan and Taiwan and real estate owned in Japan less liabilities for purchases. Stated amounts are the amounts converted into yen based on the exchange rate at the time of application as prescribed by Tokyo Star Bank.)
Applicants must be able to sign the contract in person at Tokyo Star Bank’s main branch.
If purchasing or building investment real estate or refinancing, the applicant must be able to designate an account in their name at Tokyo Star Bank into which rent will be transferred in order to repay the loan.
Applicants must meet our other screening requirements.

*Subject to screening by Tokyo Star Bank. Depending on the results of our screening process, we may not be able to offer you a loan.
*Please check the loan description for details.

Click here to read the loan description

Interest Rate

For details, please contact the dedicated help desk (offers support in Chinese and Japanese) below.

For customers residing in Taiwan, please click here

+81-50-3093-3807

* Lines open Weekdays 9:00 to 17:00 (JST)
Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

Ways to use your loan

As an investment

Loans can be used for the following purchase or construction of investment real estate in Japan and for refinancing

New and used condominiums (whole buildings or units)
New and existing apartments (whole buildings)
New and existing commercial buildings or stores (individual units) or offices (individual units)
New and used existing houses

To purchase housing

Loans can be used in the following ways for the purchase or construction of second homes or homes acquired as a residence for family in Japan and for refinancing.

New and existing condominiums
New and existing homes

*Target areas: In principle, Tokyo (the 23 wards, Musashino City, Mitaka City, Chofu City, Koganei City, Kokubunji City, Kunitachi City, Tachikawa City), Kanagawa Prefecture (Yokohama City, Kawasaki City), Osaka City in Osaka Prefecture, Nagoya City in Aichi Prefecture, Kyoto City in Kyoto Prefecture, Kobe City in Hyogo Prefecture, Fukuoka City in Fukuoka Prefecture, and Kumamoto Prefecture (Kikuyo Town, Koshi City, Ozu Town, and the Higashi, Kita, and Chuo wards of Kumamoto City). (Loans are not available for some parts of the target areas)
*Loans cannot be used to purchase land or make interim payments for building construction.

Star Real-Estate Investment Loan period and maximum amount

Period *1: Between 1 year and 25 years
（in increments of 1 year）

maximum amount *2: Over 20 million yen
(in increments of 100,000 yen)

*1Subject to restrictions based on the property for which the loan is intended.
*2Subject to restrictions based on annual income and our evaluation of your collateral, etc.

For details, please contact the dedicated help desk (offers support in Chinese and Japanese) below.

For customers residing in Taiwan, please click here

+81-50-3093-3807

* Lines open Weekdays 9:00 to 17:00 (JST)
Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

Star Real-Estate Investment Loan application procedures

STEP1

Submit application

Apply by mail or e-mail(PDF)

STEP2

Notification of screening results

After confirming the details in your application, we will inform you of the results of our screening.

STEP3

Contract

Submit documents required to receive a loan

Process complete

Product Description

As of March 7, 2025
Who can apply for this loan	This loan is available to those who meet all of the following requirements. Non-residents of Japan who meet all of the following requirements: Holders of a Republic of China (Taiwan) passport Residents of Taiwan For tax purposes, applicants must be a resident of Taiwan and must not be a resident of any other country or region. Applicants must be able to provide official proof of income. Applicants must be aged over 20 at the time of application and be 75 or younger at the time of full repayment. Applicants must have an official annual income certificate for the previous year that lists annual income of 10 million yen or more or net assets of 30 million yen or more. (Net assets include financial assets in Japan and Taiwan and real estate owned in Japan less liabilities for purchases. Stated amounts are the amounts converted into yen based on the exchange rate at the time of application as prescribed by Tokyo Star Bank.) Applicants must be able to sign the contract in person at Tokyo Star Bank’s main branch. If purchasing or building investment real estate or refinancing, the applicant must be able to designate an account in their name at Tokyo Star Bank into which rent will be transferred in order to repay the loan. Applicants must meet our other screening requirements.
Ways to use your loan	1 Loans can be used in the following ways for the purchase or construction of investment real estate in Japan and refinancing. New and used condominiums (whole buildings or units) New and existing apartments (whole buildings) New and existing commercial buildings or stores (individual units) or offices (individual units) New and used existing houses 2 Loans can be used in the following ways for the purchase or construction of second homes or homes acquired as a residence for family in Japan and refinancing. New and existing condominiums New and existing homes Target areas: In principle, Tokyo (the 23 wards, Musashino City, Mitaka City, Chofu City, Koganei City, Kokubunji City, Kunitachi City, Tachikawa City), Kanagawa Prefecture (Yokohama City, Kawasaki City), Osaka City in Osaka Prefecture, Nagoya City in Aichi Prefecture, Kyoto City in Kyoto Prefecture, Kobe City in Hyogo Prefecture, Fukuoka City in Fukuoka Prefecture, and Kumamoto Prefecture (Kikuyo Town, Koshi City, Ozu Town, and the Higashi, Kita, and Chuo wards of Kumamoto City). (Loans are not available for some parts of the target areas) Loans cannot be used to purchase land or make interim payments for building construction.
Loan amount	We provide loans ranging from 20 million yen (in units of 100,000 yen) *Subject to restrictions based on annual income and our evaluation of your collateral, etc.
Loan period	Between one and 25 years (in units of 1 year) *Subject to restrictions based on the property for which the loan is intended.
Borrowing interest rate	Variable interest rate Our interest rate is our short-term prime rate, which is used as our benchmark interest rate, plus a fixed interest rate. Interest rate = benchmark interest rate + fixed interest rate The interest rate will be changed taking April 1 and October 1 of each year as the reference date. If our interest rate changes, the new rate will apply to interest due on each repayment date from July to December of that year if the reference date is April 1 and to the interest due on each repayment date from January to June of the following year if the reference date is October 1. Interest payments will be deferred to the following month or thereafter if the interest exceeds the repayment amount due to an increase in interest rates (this is referred to as accrued interest). For details, please refer to the attached “Variable Interest Rate and Monthly Repayment Structure”.
Repayment method	Repayments are made in equal monthly installments of the principal and interest. (We do not accept additional payment following receipt of bonuses) The amount of each principal and interest repayment will be reviewed taking the fifth October 1 after providing the loan as the reference date. Thereafter, the amount of principal and interest repayments will be reviewed every five years taking the October 1 of the fifth year as the reference date. Repayment of the principal and interest repayment amount at the new rate after a review or revision will commence on the first repayment date after the corresponding date, three months after the relevant reference date. During the period five years until the principal and interest repayment amount is reviewed every five years, any change to the interest rate will not result in a change to the breakdown of the principal and interest. The new principal and interest repayment amount will be calculated using the Bank's designated calculation method, and the new principal and interest repayment amount will be limited to 1.25 times the immediately preceding principal and interest repayment amount. Each repayment will be automatically deducted from your repayment deposit account.
Repayment date	26th day of each month (or the next business day if the bank is closed on the 26th day)
Collateral	A mortgage on the property to be financed will be set up with Tokyo Star Bank as the first lienholder. Please enroll in fire insurance during the loan period. You will be asked to sign a pledge promising Tokyo Star Bank that you will make us the first lienholder.
Special provision for limitation of liability	We will not demand repayment beyond the extent of the property liability determined separately. Please refer to the attached “Supplementary Information” for details.
Fees	No fee will be charged for the application. You will be charged an administration fee equivalent to 0.1% (tax exempt) of the amount borrowed at the time of borrowing. *You will also be charged fees such as actual registration fees and stamp duty.
Early Repayment Fees	The following early repayment fees will be charged when making an early repayment. Partial early repayment (per payment): 20,000 yen (tax exempt) Full early repayment (per payment): 30,000 yen (tax exempt) We only accept early repayments of 1 million yen or more. You must notify us at least one month before the desired repayment date if you wish to make an early repayment.
Other	During the loan period, you will be required to provide documents relating to your rental income, etc. (if property covered by the loan is a rental property) Please contact the dedicated help desk below for a trial calculation of repayment amounts and for information on interest rates. Star Real-Estate Investment Loan Dedicated Help Desk Direct Dial: +81-50-3093-3807 (weekdays 9:00-17:00 JST)
Designated Dispute Resolution Organization	Japanese Bankers Association Contact JBA Customer Relations Center Telephone number: 0570-017109 or 03-5252-3772

Product Description (formatted for printing)[PDF:92KB]

Product Pamphlet (in Japanese)
[PDF:2.5MB]

Notice to customers who have a Tokyo Lucky Star Real-Estate Investment Loan (for Non-Residents of Japan) [PDF:614KB]

Tokyo Star Bank

Tokyo Star Bank is a subsidiary of CTBC Bank Co., Ltd. (CTBC Bank), one of the largest private financial institutions in Taiwan

Our relationship with CTBC Bank helps us meet the diverse needs of our customers.

Our shareholder, CTBC Bank (official name: CTBC Bank Co., Ltd.), is Taiwan's largest private bank and the primary subsidiary of CTBC Financial Holding, a major financial group in Taiwan. Operating globally through its worldwide network, Tokyo Star Bank continues to achieve tremendous growth.

For details, please contact the dedicated help desk (offers support in Chinese and Japanese) below.

For customers residing in Taiwan, please click here

+81-50-3093-3807

* Lines open Weekdays 9:00 to 17:00 (JST)
Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

Please read the loan description carefully before applying to be screened

Who can apply for a Star Real-Estate Investment Loan

This loan is available to those who meet all of the following requirements.

Non-residents of Japan who meet all of the following requirements:
- Those who hold a Hong Kong ID(PIC or IC*). *PIC (Hong Kong Permanent Identity Card), IC (Hong Kong Identity Card)
- Those who derive their main income from Hong Kong and can provide official proof of income
Applicants must be 20 years of age or older at the time of application and 65 years of age or younger at the time of full repayment.
Those whose official annual income certificate for the previous year states that their annual income is 15 million yen or more, or whose net assets are 45 million yen or more.
- *Net assets are the amount of financial assets in Japan and Hong Kong, and real estate owned in Japan minus liabilities for their purchase.
- *The amount converted into yen will be based on the exchange rate specified by the Tokyo Star Bank at the time of application.
Applicants must be able to sign the contract in person at Tokyo Star Bank’s main branch.
If purchasing or building investment real estate or refinancing, the applicant must be able to designate an account in their name at Tokyo Star Bank into which rent will be transferred in order to repay the loan.
Applicants must meet our other screening requirements.

*Subject to screening by Tokyo Star Bank. Depending on the results of our screening process, we may not be able to offer you a loan.
*Please check the loan description for details.

Click here to read the loan description

Interest Rate

For details, please contact the direct line to the dedicated desk below (Chinese, English, and Japanese available).

For Hong Kong residents, please click here

+81-50-3093-3808

* Lines open Weekdays 9:00 to 17:00 (JST)
Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

Ways to use your loan

As an investment

Loans can be used for the following purchase or construction of investment real estate in Japan and for refinancing

New and used condominiums (whole buildings or units)
New and existing apartments (whole buildings)
New and existing commercial buildings or stores (individual units) or offices (individual units)
New and used existing houses

To purchase housing

Loans can be used in the following ways for the purchase or construction of second homes or homes acquired as a residence for family in Japan and for refinancing.

New and existing condominiums
New and existing homes

*Target areas: In principle, Tokyo (the 23 wards, Musashino City, Mitaka City, Chofu City, Koganei City, Kokubunji City, Kunitachi City, Tachikawa City), Kanagawa Prefecture (Yokohama City, Kawasaki City), Osaka City in Osaka Prefecture, Nagoya City in Aichi Prefecture, Kyoto City in Kyoto Prefecture, Kobe City in Hyogo Prefecture, Fukuoka City in Fukuoka Prefecture, and Kumamoto Prefecture (Kikuyo Town, Koshi City, Ozu Town, and the Higashi, Kita, and Chuo wards of Kumamoto City). (Loans are not available for some parts of the target areas)
*Loans cannot be used to purchase land or make interim payments for building construction.

Star Real-Estate Investment Loan period and maximum amount

Period *1: Between 1 year and 25 years
（in increments of 1 year）

maximum amount *2: Over 20 million yen
(in increments of 100,000 yen)

*1Subject to restrictions based on the property for which the loan is intended.
*2Subject to restrictions based on annual income and our evaluation of your collateral, etc.

For details, please contact the direct line to the dedicated desk below (Chinese, English, and Japanese available).

For Hong Kong residents, please click here

+81-50-3093-3808

* Lines open Weekdays 9:00 to 17:00 (JST)
Lines closed Saturday/Sunday/Holidays/Dec. 31 to Jan. 3

Star Real-Estate Investment Loan application procedures

STEP1

Submit application

Apply by mail or e-mail(PDF)

STEP2

Notification of screening results

After confirming the details in your application, we will inform you of the results of our screening.

STEP3

Contract

Submit documents required to receive a loan

Process complete

“Tokyo Lucky Star” Star Real Estate Investment Loan (for non-residents in Japan) Product Descriptionn

As of April 1, 2025
Eligibility	Available to those who meet all of the following criteria: Those who do not reside in Japan and meet all of the following criteria: -Those who hold a Hong Kong ID (PIC or IC). PIC = Hong Kong Permanent Identity Card; IC = Hong Kong Identity Card -Those with their main income from Hong Kong and who can provide official proof of income. Those who are at least 20 years old at the time of application, and 65 years old or younger at the time of full repayment. Those with an annual income of JPY 15 MM or more, or net assets of JPY 45 MM or more as stated in the official annual income certificate for the previous fiscal year. Net assets are the deducted amount of financial assets in Japan and Hong Kong and real estate owned in Japan from liabilities for purchase. The amount converted into Japanese yen based on the exchange rate at the time of application as prescribed by Tokyo Star Bank (“TSB”). Those who are able to visit the Tokyo Star Bank head office at the time of signing the contract. When purchasing/constructing or refinancing investment real estate, those who can designate an account in their name for repayment at TSB to which rent payments are to be transferred. Those who meet TSB’s other screening criteria.
Use of Funds	1 Uses in connection with the purchase/construction and refinancing of investment real estate in Japan: New and used mansions (condominiums) (whole building or single unit) New and used apartments (whole building) New and used commercial buildings or stores (single unit) or offices (single unit) New and used detached houses 2 Uses in connection with the purchase/construction and refinancing of second homes or houses to be acquired for family residence in Japan: New and used mansions (condominiums) New and used houses In principle, Tokyo (23 wards, Musashino City, Mitaka City, Chofu City, Koganei City, Kokubunji City, Kunitachi City, and Tachikawa City); Kanagawa Prefecture (Yokohama City and Kawasaki City); Osaka City, Osaka Prefecture; Nagoya City, Aichi Prefecture; Kyoto City, Kyoto Prefecture; Kobe City, Hyogo Prefecture; and Fukuoka City, Fukuoka Prefecture. (Some areas may not be covered.) Loans for the purchase of land and the interim payments for building construction are not eligible.
Loan amount	JPY 20 MM or more (in JPY 100,000 increments) *Subject to restrictions based on annual income, collateral valuation by TSB, and other factors.
Tenor	1 year to 25 years (in 1-year increments) *Subject to restrictions depending on the eligible property.
Borrowing interest rate	Floating interest rate The interest rate will be based on TSB’s predetermined short-term prime rate plus a fixed interest rate. Interest rate = Base rate + Fixed interest rate The interest rate is subject to change, with April 1 and October 1 of every year as the reference date. If the interest rate is changed, the change will apply to interest paid on each repayment date from July to December of that year when the reference date is April 1, and to interest paid on each repayment date from January to June of the following year when the reference date is October 1. If interest payments exceed the repayment amount due to a rise in interest rates (“interest payable”), interest payments will be deferred to the following month or later. For details, please refer to the attached About Floating Interest Rates and Monthly Repayments.
Repayment method	Repayments will be in equal monthly installments with add-on interest. Principal and interest repayment amounts will be reviewed with the fifth October 1 after loan execution as the reference date. Thereafter, principal and interest repayment amounts will be reviewed every five years with the fifth October 1 as the reference date. Repayment of the reviewed/revised principal and interest repayment amounts will begin on the first repayment date that falls on the same date three months after the relevant reference date. Until the principal and interest repayment amounts are reviewed every five years, any change in the interest rate will not result in a review of the principal and interest repayment amount, but will result in a change in the breakdown of principal and interest. The new principal and interest repayment amounts will be calculated in accordance with TSB’s prescribed formula, but the new principal and interest repayment amounts will be limited to a maximum of 1.25 times the immediately preceding principal and interest repayment amounts. Each repayment will be made by automatic direct debit from the deposit account for repayment.
Repayment date	The 26th of every month (or the following bank business day if a bank holiday)
Collateral	A lien on the property to be financed will be established with TSB as the first priority lienholder. Please purchase fire insurance during the loan period. A first priority pledge will be established with TSB as the pledgee.
Special Provisions to Limit Non-exempt Property	No claim for reimbursement will be made beyond the extent of the non-exempt property as separately determined. Please refer to the attached Supplementary Description for details.
Fees	There is no fee to apply. An administration fee of 2.0% (tax free) of the amount borrowed will be charged at the time of loan execution. *There will also be other expenses, such as a registration fee and stamp tax (actual cost).
Early Repayment Fees	The following early repayment fees will be charged when making an early repayment: Partial early repayment fee Loan period of 5 years or less 1.0% of repaid principal (tax free) Loan period of over 5 years 0.5% of repaid principal (tax free) Full early repayment fee Loan period of 5 years or less 1.0% of repaid principal (tax free) Loan period of over 5 years 0.5% of repaid principal (tax free) Partial early repayment amounts are limited to JPY 1,000,000 or more. To make an early repayment, you must notify TSB at least one month prior to the early repayment date.
Other	During loan period, the borrower will be required to provide documents related to the status of rental income and other information (if the subject property is a rental property). Please contact the dedicated contact point below for a trial calculation of repayment amounts and interest rate information: Star Real Estate Investment Loan Desk Direct Dial: +81-50-3093-3808 (Japan Standard Time / weekdays 9:00-17:00)
Designated Dispute Resolution Organization Contracted by TSB	Japanese Bankers Association For inquiries: Japanese Bankers Association Consultation Office Telephone number: 0570-017109 or 03-5252-3772