Obtaining a business administration visa from a rental office

June 10, 2025

Real estate contracts are very important when applying for a business management visa.
This article systematically explains "what kind of properties are OK/NG" and "specific points to note when signing an office contract.

TOC

1. basic precautions for real estate contracts in obtaining a business management visa

To be contracted in the name of a corporation.
The purpose of use must be business use.
Visa not available for personal name and residential use contracts

2. points regarding office contracts

Can I do it at home?

Basically, home and business addresses cannot be the same.
Exception: Detached houses with physical floor division possible (e.g., 1st floor office/2nd floor residence)
Not allowed in general apartments (including 3LDK)
The office is located at separately secured The principle is to
Internal photos of the office must be submitted.
Minimum: desk, PC, printer, phone, etc. required.

3. are rental offices allowed?

A valid option if you want to reduce initial costs
Requirements:
- Desk-based businesses
- Clearly separated private rooms (with walls, doors and locks)
- Posting of signs and billboards with company name
NG Example:
- Free Desk Plan
- Virtual Office
- Risk of disapproval if private room is not verified at the time of visa application.

4. can I get a virtual office?

not allowed
The address is for registration purposes only and is not recognized as a place of business
No private rooms exist.
The Immigration Bureau is Virtual office = No business office secured and judgment

5. contracts for storefront businesses (restaurants, massage parlors, etc.)

Restaurants, massage parlors, etc. can also obtain a business management visa.
REQUIREMENTS:
- Store Property Contracts
- Maintenance of store interior + submission of photos
- Restaurants → Signs, tables, chairs, etc.
- Massage parlor → Bed, equipment, etc.
Ensure independent office space for management to conduct management business.
- Can be in a corner of a store
- No mere backyards or simple counters only.
- Submit office space photos as well.
Scope of Management Activities
- Visa to run a business → No assumption of on-site work
- Cooking and massages are supposed to be handled by staff.
- Staffing needs to be evidenced in the business plan.
- If staff not yet secured, additional explanation may be required.

6. is it possible to obtain a joint office/rental between offices?

Principle: Not allowed
Exceptions possible:
- Sufficiently large office + clearly demarcated space with walls and doors
- OK to create fixed parcels in the interior.
NG Example:
- Simple partition separation is not acceptable.
- Renting desk space from another company is not acceptable.

7. is it possible to acquire a subleased office?

Possible (with conditions)
Requirements:
- The lease agreement clearly states that the lease is a sublease.
- Property owner's approval obtained
Notes:
- The authenticity of the lease agreement is important.
- Statement of Reasons. Why sublease? It is advisable to clearly state the description of the

8. note on contract term

Short-term contracts are risky.
Contracts of less than 1 year → Suspicion of business continuity is likely
A contract of at least one year is preferred (recommended is a two-year contract).

9. office-related documents to be attached to the application

Lease agreement (corporate name/business use)
Photographs of the interior of the office (clearly showing the condition of the equipment)
Photo of sign and mailbox
Floor plan (showing parcel status)
Statement of reasons, if necessary (for special forms/subleases, etc.)

Consultation available

If you have any concerns regarding office contracts or property selection for business management visas, please contact our office.
We offer advice and support tailored to your individual situation.

→ Click here for consultation form

Inquiry / Access

Horiuchi Gyoseishoshi Lawyer Office (Shinjuku, Tokyo)
Attn: Gyoseishoshi Scrivener Yukiko Horiuchi
Affiliation: Tokyo Gyoseishoshi Lawyers Association, Shinjuku Branch
Tokyo Immigration and Residency Management Bureau, Application Agency Gyoseishoshi Scrivener
Member of Foreign Employment Support Organization (FESO)
Member of AIL (Alien Visa Experts Network)

Access:
5-minute walk from Higashi Shinjuku Station on the Tokyo Metro Fukutoshin Line
8-minute walk from Shin-Okubo Station on the JR Yamanote Line
12-minute walk from Okubo Station on the JR Chuo and Sobu Lines

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