Advertised rates, effective month, qualifications, announced changes, and sources.
As of August 1, 2026 the BoJ guideline was around 1.0%, leading variable rates were roughly 0.945–1.025% (with pre-announced increases), and standard Flat 35 was about 3.29% for 21–35 years — all advertised, execution-month figures, not guaranteed offers.
As of August 1, 2026, Japan had left the near-zero era: the Bank of Japan’s operating guideline was around 1.0% after its June 2026 decision, and the average uncollateralized overnight call rate was roughly 0.977% at the end of July. Leading advertised variable rates were about 0.945% (MUFG main page), 0.984% (au Jibun Bank at ≤80% LTV after maximum discount), and 1.025% (Mizuho new variable), while standard Flat 35 was about 3.29% for 21–35 years at providers, with the official JHF page still showing July’s 3.14% on August 1.
These are advertised, execution-month figures — not guaranteed offers. A low variable rate may require ≤80% LTV, assume the maximum discount, depend on service conditions, or be replaced by a higher risk-priced rate after underwriting. Several lenders pre-announced increases: Mizuho warned of 1.275% or more from January 2027, Resona announced October 2026 prime-rate changes affecting repayments from January 2027, and PayPay Bank’s long-term surcharge rises from September 2026. Model the announced future payment, and confirm the current rate in a dated quotation at application and execution.
Key points to carry away: BoJ guideline ~1.0%; overnight call rate ~0.977% at end-July 2026; Leading variable rates ~0.945–1.025%; Mizuho pre-announced 1.275%+ from January 2027; Standard Flat 35 ~3.29% for 21–35 years (official JHF page still showed July on Aug 1); All figures are advertised execution-month rates verified Aug 1, 2026 — confirm the current rate. 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.
Fixed-rate mortgage · Japan Housing Finance Agency
A long-term fixed-rate mortgage program backed by the Japan Housing Finance Agency, offered via partner lenders and often accessible without permanent residency.
Fees: Rate and fees vary by lender and loan-to-value — verify current terms.
Compare the all-in cost — execution rate, fees, insurance, and early-repayment costs — over your holding period, not the headline rate.
Interest cost rises; the timing of the payment change depends on the contract’s reset and payment rules.
Use the same execution date, LTV, term, insurance, fees, and holding period for every quote.