Requirements for Business Manager Visa Japan: Rental tips for foreigners

To obtain a business management visa, it is essential to have an office to conduct the business. An office is not just a space, but must be large enough, equipped and independent enough to suit the nature of the business.
During the examination, the contents of the lease agreement and the condition of the office will be checked in detail. It should be noted that home offices and rental offices are subject to certain conditions for obtaining a permit.
The main points of this article are as follows.

✓To obtain a Business Manager Visa, you must satisfy strict office requirements to demonstrate the actual existence and operation of the business ✓Crucially, following the legal amendments on October 16, 2025, using a private residence as a dual-purpose office is, in principle, no longer permittedCrucially, following the legal amendments on October 16, 2025, using a private residence as a dual-purpose office is, in principle, no longer permitted. ✓Office lease agreements must be signed under the corporate name, and it is essential to ensure that the designated purpose of use is strictly for ‘business purposes‘. ✓The office must be an independent space partitioned by walls or other physical structures, and it must be fully equipped with the necessary facilities to conduct business operations. ✓Only private, enclosed office suites are eligible for the visa; virtual offices are not permitted.

This article details the requirements to be recognised as an office and the different types of businesses and forms of office.

1. What are the office requirements for obtaining a business management visa?

To obtain a business management visa, you must meet the ‘office requirement’ to operate a business. If you have already started your business in Japan, you must have an office in the country.

On the other hand, if the business has not yet started, you must have a facility to use as an office to conduct business in Japan.

The office must be independent. Rental offices or virtual offices without partitions are not permitted. It should also be noted that a home and office must meet the requirements.

Stricter Requirements for the Business Manager Visa (Effective October 16, 2025)

Effective October 16, 2025, the eligibility requirements for the Business Manager Visa have been significantly tightened. The new standards demand a substantial scale of business, including a minimum capital increase to 30 million yen and the mandatory employment of at least one full-time staff member.

In conjunction with these changes, office requirements have also become more stringent. A major shift is the Immigration Services Agency’s official announcement that “using a residence as an office is, in principle, no longer permitted.” This reflect a policy of more rigorous screening to ensure the actual substance of business operations by requiring a clear separation between business activities and private life. Moving forward, it is essential to prepare your office space based on these new criteria.

2. Office requirements for business management visas.

It is important to secure a suitable office space when applying for a business management visa. You are required to submit all the necessary documents, such as a rental agreement for the office , photographs of the office, internet connection and a contract for utilities.

The contents of the rental agreement are particularly closely scrutinised during the screening process, so documentation is required to prove that the office is for business use and that it is properly managed as an independent space.

Additional documentation may also be required depending on the location of the office and the type of lease. Therefore, when choosing a property and signing a contract, you should check in advance whether it meets your visa requirements and prepare the necessary documents.

2-1. The company must be in the name of a legal entity

Office lease contracts must be concluded in the name of the legal entity.

If the office is contracted before the incorporation of the company, the contract is first signed in the personal name of the representative and then changed to the corporate name after the incorporation.

Therefore, it is necessary to inform the real estate agency in advance of the change to the corporate name when signing the contract.

2-2. Business use

Ensure that ‘business use’ is stated in the ‘intended use’ section of the office lease agreement.

If ‘residential use’ is stated in the ‘purpose of use’ column of the contract, it is more likely that the office will not be recognised as an office.

In the unlikely event that ‘residential use’ is stated in the contract, you should take measures such as concluding a special agreement to allow use as ‘business use’.

2-3. The office must have the actual status of a company

To obtain a business management visa, it is important that the office has an actual business use.

To meet the requirements for an office, it must be equipped with basic facilities. Specifically, the office must be equipped with an office desk, telephone, fax machine, computer, etc., so that business activities can be carried out.

Furthermore, the appearance of the office must also be in order. It is preferable to have a signboard with the company name, a nameplate and a post box.

2-4. Be an independent office

An office must be a separate space. It must therefore be clearly separated from other spaces by walls, doors or other partitions.

As a rule, shared offices are not permitted, but there are exceptions depending on the structure of the building. If the space is completely separated as a private room, it may be permitted.

What is desired is a private office with clear partitions and privacy. Meeting these requirements will increase the chances of obtaining a visa.

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3. Whether or not a business management visa can be obtained depending on the form of the office

To obtain a business management visa, it is a prerequisite to secure an office in Japan. To be recognised as an office for the purpose of obtaining a business management visa, certain conditions must be met.

For example, if you use a house as your home and office, the office and residential area must be clearly separated, and you must prepare a document that defines the share of utilities and other common expenses.

This section explains whether or not a business management visa can be obtained depending on the type of office, using the following four patterns as examples: rental office, home office, shop and virtual office.

The eligibility of an office for the Business Manager Visa varies significantly depending on its physical form. In particular, the 2025 legal amendments have brought about major changes to these criteria.

3-1. Offices for rent

While it is possible to use a rental office for your business, not just any type of lease agreement is acceptable.

Acceptable cases

If you have a contract for a private room partitioned by walls and a door, it is more likely to be judged that the independence of your business is maintained.

Unacceptable cases

Coworking spaces such as free-desk plans with no specific assigned desk, or areas separated only by low partitions, are not considered to have secured business independence and are not recognized as valid offices.

3-2. Home and office (run from home)【Generally prohibited】

Following the October 2025 legal amendments, applying for a Business Manager Visa using a home-office is, in principle, no longer permitted. This is based on the logic that a home-office makes it difficult to prove the substance and independence of a business, given the substantial scale now required, such as 30 million yen in capital and the employment of full-time staff.

Condominiums

While it was already extremely difficult, you should consider it virtually impossible under the new system. This is because residential and office spaces are too closely integrated, making a clear separation impossible.

Detached house

While there was previously room for approval under conditions such as ‘office on the 1st floor with a separate entrance,’ this has also become extremely difficult under the new system. Even in exceptional cases, you must prove—in an objective manner that convinces anyone—that business activities are completely independent of private life, and this hurdle is incredibly high. In conclusion, for future Business Manager Visa applications, you should consider it mandatory to rent an independent, commercial property separate from your residence.

3-3. Virtual offices【Not permitted】

Virtual offices provide only address and phone number rental services and lack the physical space necessary to conduct business activities. Therefore, they fail to meet the office requirements for a Business Manager Visa and are not recognized. For a visa that presupposes a large-scale business with 30 million yen in capital, having a virtual office casts doubt on the very existence of the business and must be avoided at all costs.

4. Cases concerning the establishment of an office for business management visas

The following cases were published by the Immigration Services Agency prior to the October 2025 legal amendments. While they provide a helpful reference for understanding the basic concept of ‘business substance,’ please note that the successful home-office examples (Cases 1, 2, and 3) may no longer be approved under the new system. As previously stated, home-offices are now, in principle, not permitted; therefore, these cases should be viewed strictly as historical reference.

4-1.Examples of cases where the office was recognised as an office.

Examples of cases accepted as an office are as follows.

Case 1.

1. A applied for permission to change his status of residence in order to open a private restaurant in Japan.
2. The lease agreement concerning the property applied for stated that the purpose of use was ‘residence’.
3. However, a special agreement was concluded with the landlord to allow the use of the property as a ‘company office’.
4. This was deemed to ensure that the business office was secured.

Case 2.

1. B applied for a certificate of eligibility to import, export, process and sell marine products in Japan.
2. The head office was occupied by the officer’s home, while a property owned by the Chamber of Commerce and Industry was leased as a branch office.
3. This was deemed to secure a place of business.

Case 3.

1. C applied for a certificate of eligibility to establish a joint stock company in Japan to operate a sales business.
2. The office and residential part of the company had different entrances, and a sign indicating the name of the company was placed at the entrance of the office.
3. Furthermore, the office was equipped with business equipment such as computers, telephones, office desks and photocopiers, confirming that the business was being conducted.
4. Based on these circumstances, the office was found to be secured.

4-2. Cases where the office was not recognised as an office.

Cases where the office was not recognised as an office include.

Case 1.

1. D established a limited liability company in Japan and applied for permission to extend his period of stay in order to engage in the operation of the business.
2. However, after investigation, it was determined that the place of business was D’s home.
3. There were no signs indicating the location of the office, mailbox or entrance.
4. The room was not equipped with any equipment or fixtures necessary for the operation of the business, and no employee payroll or attendance records existed.
5. Only general household items were found in the room and the business premises were not assessed as secured.

Case 2.

1. E applied for a certificate of eligibility to establish a limited liability company in Japan to carry out the business of a general sales agent.
2. However, from the submitted documents, it was inferred that the business premises were a residential space.
3. Investigations revealed that the business premises were a two-storey apartment building with no signage indicating the name of the company at all on the mailbox or at the entrance.
4. In addition, there was no office equipment in the residence, only furniture and other equipment necessary for daily living.
5. Therefore, the business premises were not deemed to be secured.

Case 3.

1. F applied for permission to change his status of residence to establish a limited liability company in Japan to carry out design work.
2. However, the documents submitted revealed that the place of business was not in the name of the corporation or its manager, but in the name of an employee.
3. It was confirmed that the property was used as the employee’s residence and utility bills were also paid in the employee’s name.
4. The consent of the landlord to use the property for other than residential purposes was also not confirmed.
5. For these reasons, the business premises were not found to be secured.

Reference: Immigration and Residence Administration Agency｜Clarification of the residence eligibility criteria for foreign managers.

5. Apply for a business management visa after the business environment has been set up.

The main prerequisite for obtaining a business management visa is that you are actually ready to start a business. From securing an office to establishing a company and obtaining a business licence, you must be ready to open your business.

However, if you are coming to Japan to prepare for starting a business, there is also the option of a ‘four-month business administration visa’.

As a precaution, running a company on a visa other than a business administration visa constitutes illegal employment. Even if you have time remaining on your visa, you should obtain a business administration visa before starting your business.

Finally, it is possible to apply for a business administration visa as a sole trader, but due to the high hurdles involved, setting up a company is recommended.

6. Summary

✓To obtain a Business Manager Visa, you must satisfy strict office requirements to demonstrate the actual existence and operation of the business ✓Crucially, following the legal amendments on October 16, 2025, using a private residence as a dual-purpose office is, in principle, no longer permittedCrucially, following the legal amendments on October 16, 2025, using a private residence as a dual-purpose office is, in principle, no longer permitted. ✓Office lease agreements must be signed under the corporate name, and it is essential to ensure that the designated purpose of use is strictly for ‘business purposes‘. ✓The office must be an independent space partitioned by walls or other physical structures, and it must be fully equipped with the necessary facilities to conduct business operations. ✓Only private, enclosed office suites are eligible for the visa; virtual offices are not permitted.

To obtain a business management visa, it is essential to meet the office requirements. The company must have a separate space and a lease agreement in the name of the legal entity.

In addition, the office must be clearly demarcated for business use and have basic facilities. Particular attention should be paid to virtual offices and home offices, as these are not permitted in principle.

The key to success in obtaining a visa is to understand the specific conditions and precautions for each type of office, and to select a property suitable for your business activities. Ensure that the necessary documents are in order and that the application is smooth.

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