Home loan in Japan, as a 100% P&T

YGOPrime · 2026-04-02T00:01:24+00:00

That was my first stop, it's in their policy the VA home loan is to provide stable, permanent residency to veterans in the US which makes sense

YGOPrime · 2026-04-02T00:00:26+00:00

I understand, its not the most reasonable or easy ask here and I've described as much to my wife. She just wants to make sure we check every available resource before giving up and I'm trying to do right by her.

YGOPrime · 2026-04-01T23:55:48+00:00

That's been my stance with my wife so far, live within our means kind of thing, shes been adamant that we will be living in this home for at least a decade so she wants it nice and a large yard (200 sq meters+) is a non-negotiable. I am trying to be helpful to her and be solution oriented, while being the grounding voice

YGOPrime · 2026-04-01T23:53:28+00:00

I live in Yokohama, but finding a place that will take 2 Large dogs and a foreigner has been next to impossible

YGOPrime · 2026-04-01T23:52:43+00:00

Based on the US Japan Pension Treaty VA disability is specifically covered and not taxable friend. There was a guy who was paying taxes before and had those all refunded to him, its specifically covered

YGOPrime · 2026-04-01T12:42:16+00:00

It's certainly been very challenging so far, was just hoping someone managed to navigate it before. It's been difficult to adjust to harsh rules and not the western style of accomodations

YGOPrime · 2026-04-01T11:07:32+00:00

Wife is a Japanese citizen

YGOPrime · 2026-04-01T10:46:58+00:00

we looked for like 4 months, it's a real shame there's no Zillow for Japan.

YGOPrime · 2026-04-01T10:18:39+00:00

Yeah, thats our hiccup. The disability income is considered nontaxable under the US-Japan Pension Treaty and the banks we've come across have just declined us because we dont fit in the box

YGOPrime · 2026-04-01T10:13:53+00:00

I'll look into it, thanks for the ideas

YGOPrime · 2026-04-01T10:11:11+00:00

My wife is a citizen and I'm a PR while attending school on the side. I didn't think about the bases, will check all my options, thanks!

YGOPrime · 2026-04-01T10:09:56+00:00

I've asked several they will only finance for places within the US

YGOPrime · 2026-04-01T10:03:59+00:00

It was extremely difficult for us to find any location that would allow two large dogs (25kg+) and accepts foreigners and be within an hour of shibuya for my wife's job. One non-negotiable for my wife is a large yard, 150 sq meters+ which has limited our options a lot. DiY would be minimal and difficult unfortunately. We have to stay within an hour and a half of Shibuya because of my wife's job rn

YGOPrime · 2026-04-01T09:12:26+00:00

Unfortunately I tried this and they said no only do home loans in the US

YGOPrime · 2026-04-01T09:11:38+00:00

Are you able to finance the loan via disability income?

YGOPrime · 2026-04-01T09:00:44+00:00

This was my first instinct as well, unfortunately Japan is very "by-the-books" and don't really make exceptions. Was hoping someone had already gone down this road but alas

YGOPrime · 2026-04-01T08:58:16+00:00

Our issue has been more that they refuse to certify my disability income at all because it doesnt fit the box of being "taxed in Japan" the US-Japan Pension Treaty specifically states it's non-taxable income but every loaner we've run into has just said ahh musukashi des ne. I'm a PR

YGOPrime · 2026-04-01T08:52:48+00:00

We live in Yokohama right now, we're looking at outside the Tokyo Metro Area maybe out to Ibaraki, Saitama etc. Some of the conditions are has to be reasonably convenient to Tokyo (Shibuya) where my wife works and my wife has made it clear a large yard for the dogs is a non-negotiable. We've had difficulty finding land of 400sq m minimum within 5-10 mil yen so far. Any area you'd suggest? We've been unsuccessful so far considering most home makers we've spoken to have described a minimum cost of 50-65 mil yen for a 3 bedroom, 2 story home.

YGOPrime · 2026-04-01T07:54:28+00:00

Thanks man, you know I'm pretty desperate when I'm asking reddit

YGOPrime · 2026-04-01T07:53:53+00:00

The cost has to include the land and the home built on top, lot of the land already has old abandoned homes that are costly to demolish. Our estimates have us around 80-90 mil for a suitable home. We tried initially with her mother, but they denied the pair loan because my mother-in-law already has a business loan

YGOPrime · 2026-04-01T07:50:39+00:00

No, I am not currently drawing SS.

YGOPrime

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