Real Estate Capital Gains Tax Calculator
Estimate the capital gains tax on selling real estate in Japan. Enter sale price, acquisition cost, transfer costs and holding period to get long/short-term classification, the 30M JPY residential special deduction, the 10-year reduced rate, taxable gains, taxes and estimated net proceeds in real time.
Enter Your Sale Details
Results (Estimate)
| Capital Gains | — |
| Acquisition Cost (applied) | — |
| Special Deduction | — |
| Taxable Gains | — |
| Income Tax | — |
| Reconstruction Surtax | — |
| Resident Tax | — |
| Total Tax | — |
| Estimated Net ProceedsSale price − transfer expenses − tax (acquisition cost is a past expense and excluded) | — |
| Effective Rate (on capital gains) | — |
Capital Gains Tax Rate Chart
| Type | Income + Surtax | Resident Tax | Total Rate |
|---|---|---|---|
| Short-term (held 5 years or less) | 30.63% | 9% | 39.63% |
| Long-term (held over 5 years) | 15.315% | 5% | 20.315% |
| 10-year reduced (taxable portion up to 60M) | 10.21% | 4% | 14.21% |
| 10-year reduced (taxable portion over 60M) | 15.315% | 5% | 20.315% |
Important Notes
- Results are rough estimates based on general formulas and are not tax advice.
- Holding period is judged as of January 1 of the year of sale, which may differ from elapsed years.
- The 5% estimated acquisition cost may not be usable if the actual acquisition cost is known.
- Special deductions and reduced rates have eligibility requirements and documentation. Inheritance, replacement, co-ownership and business-use cases are not reflected.
- Always confirm exact tax and eligibility with a tax professional or the tax office. Based on Japan's 2026 tax rules.
How to Use
Enter the amounts
Enter sale price, acquisition cost and transfer expenses (in 10K JPY). If you do not know the acquisition cost, tick the box to estimate it at 5%.
Select purchase and sale months
Choose the purchase and sale months. Long/short-term is auto-detected from the holding period (as of Jan 1 of the sale year).
Review results
Tick "own home" for residential property. Taxable gains, taxes and estimated net proceeds update in real time.
About This Calculator
A tool to estimate the income tax, reconstruction surtax and resident tax due when you sell Japanese real estate (land or buildings) at a profit. It handles long/short-term classification, the 30M JPY residential special deduction and the reduced rate for property held over 10 years, all entirely within your browser.
Features
- Auto Long/Short DetectionComputes the holding period as of Jan 1 of the sale year and applies 20.315% (long) or 39.63% (short).
- 30M Special DeductionFor the sale of your own home, reflects the up-to-30M JPY special deduction in the taxable amount.
- 10-Year Reduced RateFor residential property held over 10 years, applies 14.21% to the taxable portion up to 60M JPY.
- Fully Browser-BasedYour input is never sent to a server, so you can simulate amounts privately and safely.
Use Cases
- See how much you keep after selling a home or land
- Estimate tax before selling inherited real estate
- Compare how timing (over 5 / over 10 years) changes your tax
- Check the rough tax on old property with unknown acquisition cost
- Roughly estimate tax on gains from investment property
FAQ
How is capital gains tax calculated?
What is the difference between long-term and short-term?
What is the 30M special deduction?
How does the 10-year reduced rate work?
What if I do not know the acquisition cost?
Can I use the result for my tax return?
Is my input sent anywhere?
Feedback
Missing a feature, or getting a result that looks wrong? Let us know — we improve our tools based on your feedback.