Hello guys. I'm looking to buy a house this year and need some wisdom on how I should move my overseas money here for the purchase.
Background: I came to Japan 2022/06 on 文化活動 visa with my wife (on 家族滞在). This April (2026/04) I got hired into a long term position (now on 教授 visa) and it seems like we're gonna be here for the foreseeable future. As such, we will be buying a property here for our family of four. We already have the lot secured (30 mil total, signing contract and paying 3 mil on 5/9, finishing up the second 90% payment late August), and are now deciding between two house makers for the new house (roughly 50 mil). Will be applying for mortgage but that in itself is an uncertainty since I don't have PR. A bank has told me that from my conditions his bank would likely offer a max 40 mil mortgage on 2.5% APY.
The problem: We have limited JPY cash here but a sizable portfolio overseas, mostly in stocks. I need to sell them and move the cash here. From my understanding the selling itself isn't a taxable event but if I move them here it will become one (my home country does not tax capital gains so no problem there), so I need to consider my moves to avoid that 20% tax.
My parents and my wife's parents can gift us 10 mil + 10 mil tax free, but if she uses this then either the land or the house will be partly hers. Is this going to complicate things in the future?
I can exit positions overseas and simply wire them here, which would be legally a taxable event, but how do they find out?
I can get a loan with my stocks as collateral for around 2.8% APY, then send the money here. This isn't taxable, correct?
Side note. If I get PR, I will be subject to exit tax when I leave Japan for good, i.e. my overseas assets will be taxed as if I sold them on the leaving date, right? If so, it seems that it would be unwise if I retire back to my home country, unless I don't give up PR and just move back.
Thanks in advance for any inputs.