What is the Japanese capital gains tax rate on stocks?

Gains from listed securities — shares, ETFs, equity mutual funds, and REITs traded on Japanese exchanges — are taxed at a flat 20.315% regardless of the holding period or the investor's income. This breaks down as 15% national income tax, 0.315% reconstruction special income tax, and 5% local inhabitant tax.

What is the reconstruction special income tax (復興特別所得税)?

Japan levies an additional 2.1% surcharge on national income tax to fund reconstruction from the 2011 earthquake. On the 15% capital gains national rate, this adds 0.315% (15% × 2.1%), bringing the national portion to 15.315%. Combined with 5% local tax, the total rate is 20.315%.

How is real estate capital gains tax different from stock tax in Japan?

Real estate gains depend on the holding period as of January 1 of the sale year. Assets held five years or less are taxed at 39.63% (30.63% national including surtax + 9% local). Assets held more than five years are taxed at 20.315% (15.315% national + 5% local) — the same total rate as securities. The five-year threshold is measured to January 1 of the disposal year, not to the exact sale date.

Can I offset capital losses against gains in Japan?

Yes. Losses on listed securities can be offset against gains from the same category in the same year. Unused losses can be carried forward for up to three years under the loss carryforward (損失の繰越控除) system, provided you file a tax return. Real estate losses generally cannot be offset against securities gains, and vice versa. Enter your net gain (after losses) in this calculator.

Does Japan have a separate tax-free allowance for capital gains?

There is no annual CGT-exempt allowance similar to the UK's annual exempt amount. However, gains held in a NISA (少額投資非課税制度) account are completely exempt from tax. Gains in iDeCo (individual defined contribution pension) accounts are deferred until withdrawal. This calculator covers taxable accounts only.

Who has to file a tax return for capital gains in Japan?

If your gains are earned through a specific account (特定口座 with withholding, 源泉徴収あり), the broker withholds 20.315% automatically and no return is required. If you use a general account (一般口座) or a specific account without withholding, you must file a final tax return (確定申告) by March 15 of the following year.

Japan Capital Gains Tax Calculator

Name: Japan Capital Gains Tax Calculator
Availability: InStock
Author: Nham Vu

Calculate Japanese capital gains tax on listed securities (flat 20.315%) or real estate (short-term 39.63% vs long-term 20.315%) with a full breakdown.

Your Details

Asset Type

Listed Securities

Shares, ETFs, equity funds, REITs — flat 20.315%

Real Estate

Land or buildings — rate depends on holding period

Capital Gain (proceeds minus cost basis)

Enter the net gain after deducting acquisition costs and transaction fees.

Enter your gain and click Calculate Tax

Tax Summary

Tax Owed

¥0

Effective Rate

Net Gain

¥0

Tax Component Breakdown

Component	Rate	Amount

Calculation Breakdown

Estimate only — applies standard 2024 national and local rates. Excludes NISA/iDeCo exemptions, loss carryforwards, principal residence deductions, and prefecture-specific variations. Consult a licensed tax accountant (税理士) for personal advice.

Summary

Calculate Japanese capital gains tax on listed securities (flat 20.315%) or real estate (short-term 39.63% vs long-term 20.315%) with a full breakdown.

How it works

Select the asset type — listed securities or real estate.
Enter the capital gain (sale proceeds minus acquisition cost and any transaction costs).
For real estate, confirm whether the holding period exceeds five years to apply the correct rate.
The calculator applies 15% national income tax plus 0.315% reconstruction surtax (= 15.315%) and 5% local inhabitant tax.
For real estate held five years or less, the national rate doubles to 30% (+ surtax + 5% local = 39.63%).
A full breakdown of each tax component, the effective rate, and net gain after tax is displayed.

Use cases

Estimate tax before selling shares or ETFs on the Tokyo Stock Exchange.
Compare after-tax proceeds from selling a Japanese investment property short-term versus long-term.
Plan the timing of an asset disposal to qualify for the lower 20.315% long-term real estate rate.
Calculate tax on gains from Japanese equity mutual funds and REITs.
Understand the reconstruction surtax (復興特別所得税) component of the 20.315% rate.
Model the net gain on a rental property sale before negotiating the asking price.
Compare Japanese CGT rates with other countries for cross-border investment planning.
Estimate combined national and local tax burden on a stock portfolio rebalance.

Frequently Asked Questions

Last updated: 2026-07-23 · Reviewed by Nham Vu