Office Requirements for Japan Business Manager VISA

Under Japanese immigration law, applicants for Japan Business Manager VISA (hereafter Business VISA) must secure a dedicated office or commercial space in advance. The office must be separate from the applicant’s residence; operating from a home apartment is generally not permitted. To obtain a Business VISA, the office must meet two key conditions: (1) the lease must be under the newly established company’s name, and (2) the stated purpose of use in the lease agreement must be “business use.”

Since companies are typically not yet incorporated when leasing space, applicants must coordinate with the landlord to initially rent under their personal name and later update the lease to the company’s name upon incorporation. The lease agreement must clearly state that the premises are for business use. Immigration authorities will carefully review the contract during their examination.

The office must also have sufficient facilities and space to ensure stable and continuous business operations. Although there is no strict minimum size requirement, the space must be large enough to accommodate at least two workers if needed. If the office is too small for normal business activities, visa approval may be denied. Even if daily operations are handled remotely, an inadequately sized or minimal office will not satisfy requirements.

For businesses operating stores or restaurants, it is mandatory to have a private office room within the premises. Merely working from an empty table or a partitioned area will not be accepted. Applicants must choose properties with private rooms, build one, or lease a separate office outside the store.

Standards for Office Space Eligibility

• Business activities must take place in a dedicated office, separate from the residence.
• The lease must be under the company’s name (not under an individual’s name).
• The office must not be a shared or subleased space from an acquaintance.
• The use of the premises must be for office or commercial purposes (residential use is not allowed).
• The business must have stable operations, with personnel and necessary equipment.
• Basic business equipment such as a telephone, PC, and copier must be installed.
• Short-term rental spaces or trailer offices are not acceptable.

Approved Office Types	Examples: Leased office space (corporate contract), Rental office with an independent private room, Incubation office facilities
Non-Approved Office Types	Examples: Residential apartments (even spacious ones), Monthly rental apartments, Virtual offices, Shared office spaces, Subleased areas within another office, Mobile trailers

Professional

Masakazu Murai
Foreign Entrepreneur Support Producer
— Comprehensive startup support for foreign nationals, from company formation to visa acquisition —

Mr. Murai is a specialist in minimizing risks of visa denial or prolonged screening processes for startup founders. Born in 1977, he worked for 18 years in investment banking at Mitsubishi UFJ Morgan Stanley Securities, a joint venture between Mitsubishi UFJ Financial Group and Morgan Stanley, advising corporate clients on financing, M&A, business planning, and capital strategies. He has provided financial and strategic advice to more than 500 entrepreneurs and public company executives.

His expertise covers both immigration consulting and financial consulting for foreign entrepreneurs. His hobbies include attending concerts of Japanese idols, watching Leonardo DiCaprio movies, and playing with cats.

Administrative Scrivener / Chartered Member, Securities Analysts Association of Japan / Certified Financial Planner (CFP, Japan Association for Financial Planners)
Executive Officer, Minato Branch, Tokyo Administrative Scrivener Association

 

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