Home Office Banned: Finding a Visa-Compliant Office in Japan
Japan's Business Manager visa no longer accepts home offices. What immigration checks, which office types qualify, coworking vs serviced vs lease, and costs by city.
Information current as of March 2026 based on the ACROSEED 2025 Business Manager Visa Guide, IMS Legal's office requirements guide, Continental Immigration's office checklist, and KPMG's flash alert on the 2025 reforms.
If you've been running your Japan business from your apartment, the October 2025 Business Manager visa reform has a direct impact on you. Home offices are now rejected in principle during visa applications and renewals. Immigration officers are actively checking for dedicated business premises — and a kitchen table with a laptop won't pass.
This guide explains exactly what immigration expects, which office types qualify, and how to find affordable space without overpaying.
What changed: home office is out
Before October 16, 2025, immigration quietly tolerated home offices for Business Manager visa holders — especially solo entrepreneurs running online businesses. That gray area is gone.
Under the revised rules, your business must operate from an independent location where continuous business activities are conducted. Using your residence as your office is, in principle, no longer permitted. This applies to both new applications and renewals.
There is one narrow exception: if your apartment has a physically separated room used exclusively for business — with a separate entrance from the living area, landlord consent for business use, and a company nameplate — immigration may still accept it. But the documentation burden is high and approval is not guaranteed.
What immigration actually checks
During application review, immigration officers evaluate your office against specific criteria. Here is what they look for:
- Lease contract — must be under the company's name (not personal) and state business use (事業用 / jigyō-yō) as the purpose
- Photos — exterior of building, entrance, hallway, interior of office, showing desks, chairs, equipment
- Company nameplate (表札 / hyōsatsu) — your company name posted at the office entrance
- Floor plan — layout showing the office is a dedicated, exclusive space
- Equipment — desk, chair, PC, phone line, printer/MFP, filing cabinet
- Fire safety compliance — fire insurance certificate and any required permits under fire codes
- Mail and visitor capability — evidence the office can receive mail, couriers, and visitors
Office types: what qualifies and what doesn't
| Office type | Visa compliant? | Notes |
|---|---|---|
| Standard office lease (賃貸オフィス) | Yes | Best option. Dedicated space, business-use lease, full control. |
| Serviced office with private room | Yes | Lockable private room, mail reception, company nameplate allowed. Regus, Tensho Office, etc. |
| Shared office with dedicated lockable room | Conditional | Accepted only if you have an exclusive, lockable private room — not a hot desk. |
| Coworking space (open desk) | No | No exclusivity. No lockable space. Immigration does not accept open coworking. |
| Virtual office | No | No physical space. Explicitly rejected by immigration. |
| Home office | No* | Rejected in principle. Rare exceptions only with fully separated room + landlord consent. |
The key concept is exclusivity (独占性 / dokusensei). Immigration needs to see that the space is yours alone — not shared with other tenants, not a common area, and not somewhere you can be displaced from.
How to find affordable office space
You don't need a premium Marunouchi address. Here are practical options ranked by cost:
1. Small office lease (賃貸事務所 / chintai jimusho)
Search real estate portals like at home, SUUMO, or HOME'S using the filter for office/store use (事務所・店舗). Look for spaces 10–20 m² in less central areas. Expect to pay 2–6 months' rent upfront as deposit (敷金 / shikikin).
2. Serviced office (サービスオフィス / sābisu ofisu)
Providers like Regus, Tensho Office, and OpenOffice offer small private rooms with furniture, internet, and reception. No massive upfront deposit — usually 1–2 months. Confirm in writing that they allow company registration and visa-related documentation.
3. SOHO-type property (SOHO物件 / SOHO bukken)
Some residential buildings are designated SOHO, allowing both living and business use. These are cheaper than commercial offices but you must confirm the lease permits business registration and the space can be separated for immigration purposes.
Typical monthly costs by city
| City | Small office (10–20 m²) | Serviced office (1–2 person) |
|---|---|---|
| Tokyo (central 23 wards) | ¥80,000–¥200,000 | ¥50,000–¥150,000 |
| Tokyo (outer wards / Tama area) | ¥40,000–¥100,000 | ¥30,000–¥80,000 |
| Osaka (central) | ¥50,000–¥120,000 | ¥30,000–¥90,000 |
| Nagoya / Fukuoka / Sapporo | ¥30,000–¥80,000 | ¥25,000–¥60,000 |
| Smaller cities | ¥20,000–¥50,000 | ¥20,000–¥40,000 |
Serviced offices often have lower upfront costs (1–2 months deposit vs. 4–6 months for traditional leases), making them attractive for visa holders who need compliant space quickly.
Japanese phrases for real estate agents
Most agents in Japan don't speak English fluently. These phrases will help you communicate what you need:
| Japanese | Romaji | English |
|---|---|---|
| 事業用の事務所を探しています | Jigyō-yō no jimusho o sagashite imasu | I'm looking for a business-use office |
| 法人契約は可能ですか？ | Hōjin keiyaku wa kanō desu ka? | Can we sign the lease under a company name? |
| 法人登記できますか？ | Hōjin tōki dekimasu ka? | Can I register my company at this address? |
| 経営ビザに使える物件ですか？ | Keiei biza ni tsukaeru bukken desu ka? | Is this property usable for a Business Manager visa? |
| 表札を出してもいいですか？ | Hyōsatsu o dashite mo ii desu ka? | Can I put up a company nameplate? |
| 火災保険の証明書をもらえますか？ | Kasai hoken no shōmeisho o moraemasu ka? | Can I get the fire insurance certificate? |
Checklist before signing a lease
Before you commit to any space, verify every item below. Missing even one can cause your visa application to be questioned:
- ☐ Lease states business use (事業用) — not residential use
- ☐ Lease can be signed under company name (法人名義)
- ☐ Company registration (法人登記) is permitted at this address
- ☐ You can install a company nameplate at the entrance
- ☐ The space is lockable and exclusive — not shared open floor
- ☐ Fire insurance certificate available
- ☐ Mail and package delivery possible
- ☐ Space fits at least a desk, chair, and basic equipment
Next steps
Finding the right office is one piece of the Business Manager visa puzzle. For a complete breakdown of all the 2025 reform changes — including the ¥30 million capital requirement, employee mandate, and language proficiency rules — read our full guide: Business Manager Visa 2025: Complete Guide to the New Requirements.
If you need help navigating Japanese real estate agents, understanding lease contracts, or figuring out whether a specific office meets immigration standards, ask a local on LO-PAL — it's free and you'll get answers from Japanese residents who understand the system.
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