Japan capital gains tax calculator: shares and property

Listed shares, ETFs and REITs sold through a specific account (tokutei koza) pay 15% national income tax plus the reconstruction surtax of 2.1% on that tax (0.315% of the gain) plus 5% inhabitant tax: 20.315% in total. Your broker withholds it at source and it is final without a return. The rate ignores both your income and your holding period, and share losses carry forward three years within the same basket when you file.

Land and buildings are taxed at 15% national plus 5% inhabitant (20.315% all-in) when you owned them MORE than five years as of 1 January of the sale year, and at 30% plus 9% with the surtax (39.63% all-in) when you owned them five years or less. The clock stops on 1 January, not the sale date: buy in June 2020, sell in July 2025, and you had owned the property four years and seven months as of 1 January 2025, so the short-term 39.63% applies.

Crypto profits are miscellaneous income (zatsu shotoku): the year's net profit stacks on the progressive national schedule, 5% to 45%, over your other income, then pays the 2.1% surtax on that national tax and the 10% inhabitant tax on the gain itself. The top marginal rate is about 55.945%. Crypto losses offset crypto gains within the year and carry forward three years, but never offset shares, property or other assets. From 1 January 2028 (expected), specified crypto assets move to the same 20.315% separate taxation as shares.

Two reliefs exist and neither is modelled here. The main-residence deduction shelters up to ¥30,000,000 of the gain when the home was your residence and meets the floor-area and continuous-residence conditions; and buying a replacement home within a year can defer the gain entirely (the rollover relief). The calculator taxes every property sale at 20.315% or 39.63% and warns you that neither relief is applied.

As comprehensive transfer income: short-term gains (held five years or less as of 1 January of the sale year) enter in full, long-term gains at half, then the ¥500,000 special deduction comes off the year's total before the remainder stacks on the same national schedule as crypto. Land and buildings never use this route: they are separately taxed at their flat rates, with no halving and no ¥500,000 deduction.

The final return (kakutei shinkoku) for a calendar year is due by 15 March of the following year. Sales through a specific account are already withheld at 20.315% and need no return unless you are carrying losses or also sold outside the account; crypto, property and other-asset gains always need one.

Listed shares, ETFs and REITs sold through a specific account (tokutei koza) are withheld at 20.315% (15.315% national including the reconstruction surtax, 5% inhabitant tax) and are final without a return; share losses net against dividends and carry forward three years within the same basket when a return is filed. Sources: https://www.nta.go.jp/taxes/shiraberu/taxanswer/shotoku/1463.htm , https://www.nta.go.jp/taxes/shiraberu/taxanswer/shotoku/1476.htm , https://www.nta.go.jp/taxes/shiraberu/taxanswer/shotoku/1474.htm

Land and buildings are separate-taxed, not comprehensive: long-term (owned more than five years as of 1 January of the sale year) 15% national + 5% inhabitant; short-term (five years or less) 30% + 9%; each plus the 2.1% reconstruction surtax on the national tax (0.315% / 0.63% of the gain). The taxable gain is proceeds minus acquisition cost and selling expenses; undocumented acquisition cost may be deemed 5% of the proceeds. No 50% inclusion or 500,000-yen deduction applies to land and buildings - those belong to comprehensive-taxed transfer income of other assets (art, furniture and the like: 500,000-yen special deduction, long-term gains halved). The 30-million-yen main-residence deduction is not modelled. Sources: https://www.nta.go.jp/taxes/shiraberu/taxanswer/joto/3202.htm , https://www.nta.go.jp/taxes/shiraberu/taxanswer/joto/3208.htm , https://www.nta.go.jp/taxes/shiraberu/taxanswer/joto/3211.htm , https://www.nta.go.jp/taxes/shiraberu/taxanswer/joto/3152.htm

Crypto gains are miscellaneous income (zatsu shotoku) stacked on other income at the progressive national rates (5-45% plus the 2.1% surtax) plus 10% inhabitant tax - an effective top rate of about 55.945%. Source: https://www.nta.go.jp/publication/pamph/pdf/virtual_currency_faq_03.pdf . The FY2026 (Reiwa 8) tax reform (amending act of 31 March 2026) moves 'specified crypto assets' traded through licensed providers to 20.315% separate taxation with a three-year loss carry-forward, expected to apply from 1 January 2028 once the FIEA reclassification of crypto as financial products is in force - not in force during this record's year, which keeps current law.

The reconstruction surtax (2.1% of the national tax) runs through 2037; for income arising on or after 1 January 2027 it is collected as 1.1% plus a 1% defence surtax, leaving the combined rate unchanged (NTA Tax Answer No.2260: https://www.nta.go.jp/taxes/shiraberu/taxanswer/shotoku/2260.htm).