Foreign-friendly mortgage lenders
PR rules, non-PR routes, Japanese-language requirements, and English support across lenders.
PRESTIA advertises comprehensive English support and no guarantee fee; Tokyo Star Bank publishes a Star Mortgage for foreign nationals without PR; Suruga Bank offers a foreign-national home loan for Japan residents — but eligibility and pricing are narrower than mainstream PR products.
Key points
- PRESTIA: English support, up to ¥500 million, no guarantee fee, purchase and refinance.
- Tokyo Star Bank: a Star Mortgage expressly for foreign nationals without permanent residence.
- Suruga Bank: a foreign-national home loan for Japan residents (not nonresidents).
- "English page," "interpreter," and full English contracting are different services — verify which.
The foreign-friendly routes
PRESTIA (SMBC Trust Bank) advertises comprehensive English support, loans up to ¥500 million, no credit-guarantee or surety fee, and both purchase and refinance uses — a leading option for higher-income or internationally oriented clients, though potentially selective and relationship-priced. Tokyo Star Bank expressly publishes a Star Mortgage for foreign nationals without permanent residence, an important non-PR route with a possible salary-deposit discount. Suruga Bank’s foreign-national home loan is for Japan residents (its outline excludes nonresidents) and does not state that PR is universally required. Flat 35 is also accessible to non-PR buyers who meet its nationality/residence and property conditions.
The language-support caveat
Do not assume "English website" means fully independent English service. An English marketing page, an interpreter for meetings, and full English contracting are three different things, and English-support quality varies by city and transaction. Confirm exactly what language help each lender provides at each stage — application, important-matters explanation, contract, and closing — and whether contractual understanding in Japanese is still required. For non-PR applicants, also confirm the specific PR rule, down-payment expectation, and any spouse, employer, or long-term-residence conditions before assuming you qualify.
Key points to carry away: PRESTIA: English support, up to ¥500 million, no guarantee fee, purchase and refinance; Tokyo Star Bank: a Star Mortgage expressly for foreign nationals without permanent residence; Suruga Bank: a foreign-national home loan for Japan residents (not nonresidents); "English page," "interpreter," and full English contracting are different services — verify which. Use the linked guides and calculators for the full decision, and confirm anything material with the lender, a licensed broker, a judicial scrivener, or a tax accountant before you act.
Who this is for
- Foreign residents comparing lenders
- Non-PR and English-preferring applicants
What this is not
- Nonresidents seeking an ordinary owner-occupier loan
- Advertised rates are execution-month or example figures verified August 1, 2026, not guaranteed offers; the final rate, LTV band, and conditions are set only at underwriting and execution. Obtain a dated written quotation.
Frequently asked questions
Which bank has English mortgage support?
PRESTIA (SMBC Trust Bank) expressly advertises comprehensive English support. Confirm whether "English page," interpreter, and full English contracting are all provided.
Can I get a mortgage in Japan without permanent residency?
It is harder but possible. Many banks strongly prefer permanent residency; without it you may face a larger required down payment, a Japanese spouse guarantor, or rejection at some lenders. Flat 35, offered via the Japan Housing Finance Agency, is more rules-based and does not always require PR, making it a common route for non-PR residents. Stable long-term employment and income are decisive. Terms vary widely by bank, so compare several.
Do I need Japanese-language ability?
Many lenders require contractual understanding in Japanese; some offer English support. Confirm the language help at each stage before applying.
Can I borrow without a Japanese guarantor?
Some products require no personal guarantor, but collateral, a guarantee company, insurance, and underwriting still apply.