Japan capital gains tax calculator: shares and property
Japan taxes each asset track on its own: listed shares pay a flat 20.315% through a specific account, land and buildings pay 20.315% or 39.63% depending on whether you owned them more than five years as of 1 January of the sale year, and crypto runs up the progressive income schedule to about 55.945% with the inhabitant tax and surtax.
Work out the tax on a disposal from your dates and costs. Enter sales by hand or import your Rakuten Securities, SBI and Coincheck CSVs, and the calculator tests each parcel against the 1 January five-year line, nets each loss pool the way the statute does (shares three years, crypto three years, property never), itemises the surtax and inhabitant tax, and builds a Form B-style summary. Everything stays in your browser.
Rates current as of 2026-09-17, from the NTA Tax Answers (No.2260, No.3202 and No.3152; see also No.3208 and No.3211).
Current rules
The rates behind the number
The three separate schedules (every year 2021 to 2027)
| Schedule | When it applies | Tax |
|---|---|---|
| Listed shares, ETFs and REITs (specific account) | Every sale, any holding period, any income | 20.315% (15% income tax + 0.315% surtax + 5% inhabitant tax) |
| Land and buildings, long-term | Owned more than five years as of 1 January of the sale year | 20.315% (15% + 0.315% + 5%) |
| Land and buildings, short-term | Owned five years or less as of 1 January of the sale year | 39.63% (30% + 0.63% + 9%) |
| Your main home | The ¥30,000,000 deduction and the rollover relief exist | Not modelled here |
| Crypto (miscellaneous income) | Every profitable year, net of the year's crypto losses | National 5% to 45% schedule + 2.1% surtax + 10% inhabitant tax, about 55.945% at the top |
| Other assets (art, furniture, gold), short-term | Held five years or less as of 1 January | Full gain, less the ¥500,000 deduction, on the same schedule |
| Other assets, long-term | Held more than five years as of 1 January | Half the gain, less the ¥500,000 deduction, on the same schedule |
| Share losses | Carried forward within the specific account | Three years |
| Crypto losses | Carried forward within crypto only | Three years |
| Property losses | Net within the year against property gains | Never carried forward |
The national income schedule 2026 (crypto and transfer income stack on it)
| Schedule base | Marginal national rate |
|---|---|
| ¥0 to ¥1,950,000 | 5% |
| ¥1,950,000 to ¥3,300,000 | 10% |
| ¥3,300,000 to ¥6,950,000 | 20% |
| ¥6,950,000 to ¥9,000,000 | 23% |
| ¥9,000,000 to ¥18,000,000 | 33% |
| ¥18,000,000 to ¥40,000,000 | 40% |
| Above ¥40,000,000 | 45% |
Figures are from the official records retrieved 2026-09-17; each table links back to the NTA Tax Answer pages above. The schedule table is the national income tax only: the 2.1% reconstruction surtax rides on it and the 10% inhabitant tax rides on the same base, which is what lifts the crypto top marginal rate to about 55.945%.
Questions
Japan capital gains questions
How is the 20.315% on shares built up?
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.
How does the five-year property rule work?
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.
How is crypto taxed in Japan?
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.
What about selling my own home?
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.
How are other assets like art or gold taxed?
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.
When is the Japanese capital gains return due?
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.
How do the separate taxation tracks and their losses interact?
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
How exactly are land and buildings taxed, and what is deemed cost?
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
Is crypto really taxed at up to 55.945%, and what changes in 2028?
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.
What is the reconstruction surtax and how long does it run?
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).