On April 1, 2026, alongside the mandatory address/name change registration requirement, Japan introduced the "Smart Henkoutouki" (Smart Property Registration Update) system. By making a one-time registration with the Legal Affairs Bureau, property owners will have their address and name changes automatically reflected in the property register by the Bureau itself — at absolutely no cost, and with no digital certificate required.

What Is the Smart Property Registration Update System?

Formally known as the "Automatic Registration Update System Based on Searchable Information Submission," this system allows property owners to submit their date of birth, email address, and property location details ("searchable information") to the Legal Affairs Bureau. The Bureau then monitors the Basic Resident Register Network (住基ネット / Juki Net) and, upon detecting a change in address or name, confirms the change with the owner and processes the registration update using its official authority — at no cost to the owner.

Context: Mandatory Address/Name Change Registration (from April 1, 2026)

Since April 1, 2026, property owners are required to register any change in address or name within 2 years of the change. Failure to comply without valid reason may result in a civil fine of up to ¥50,000. The Smart Registration Update system provides an effective way to comply automatically.

How to Register — 3 Simple Steps

  1. Access the Ministry of Justice "Kantan Toki / Kyotaku Shinsei" (Simple Registration/Deposit Application) portal via a web browser. No IC card reader required.
  2. Select "Submit Searchable Information" and enter your name, date of birth, email address, and property location details (lot number, etc.).
  3. Submission complete. When your address or name changes in the future, the Bureau sends a confirmation email. Upon your approval, the Bureau updates the register automatically.

Paper-based submissions are also accepted at your jurisdiction's Legal Affairs Bureau.

Cost

There is absolutely no charge for using this system. The submission fee, the registration update fee, and the registration tax (登録免許税 / torokumenkyo-zei) — all are waived. By comparison, hiring a judicial scrivener (司法書士) to handle a standard address change registration would typically cost ¥1,000 in registration tax plus professional fees of several tens of thousands of yen.

Important Caveats

① Updates Are Not Immediate

The Legal Affairs Bureau is required to query the Juki Net system at least once every two years. Address changes are not reflected instantly. If you need an up-to-date registration urgently — for instance, when selling property, setting up a mortgage, or completing inheritance registration — you should file a change registration yourself through the standard process.

② You Must Respond to the Bureau's Confirmation Email

After detecting a change, the Bureau will send a confirmation email to your registered address. If you do not respond, the registration will not be updated. Make sure your email address remains current and watch for Bureau communications.

③ Name Changes Require Additional Verification

For name changes (e.g., due to marriage or divorce), family register (戸籍 / koseki) information may need to be cross-referenced in addition to the Juki Net data. Consult the Legal Affairs Bureau in advance if a name change is involved.

④ Legal Entities Use Their Corporate Registration Number

Companies and other legal entities that own real estate can submit their corporate registration number (会社法人等番号) to the Bureau. The same automatic update mechanism applies when the corporate address changes.

Who Benefits Most

  • People who move frequently (e.g., renting and relocating regularly)
  • Property owners who have not updated their registration after past address changes
  • Heirs who inherited property and plan to hold it long-term
  • Anyone who wants to ensure smooth future inheritance procedures

Key Takeaways

  • Smart Property Registration Update system launched April 1, 2026
  • One-time submission of searchable information → Legal Affairs Bureau handles future updates automatically
  • Zero cost; no digital certificate required
  • Helps comply with mandatory address change registration (2-year deadline; up to ¥50,000 fine for non-compliance)
  • Updates are not instantaneous (Bureau checks Juki Net at least once every 2 years)
  • Must respond to the Bureau's confirmation email for the update to take effect

For questions about inheritance registration, property registration procedures, or address change registration, please contact Sakura Central Legal Office (Juris Doctor / Gyoseishoshi).