Iran Inheritance Guide for Tokyo (東京都)
This guide covers inheritance tax implications for Iran nationals who own or inherit property in Tokyo, Japan's capital and largest city, home to the highest concentration of foreign residents. Land values in central wards (Minato, Shibuya, Shinjuku) are among the highest in the world.
Property Values in Tokyo
Average Land Value (路線価)
¥600,000/㎡
100㎡ Land Assessed Value
¥60.0 million
Estimated Tax (100㎡, 2 heirs)
Approximately ¥18.0 million
Based on average land values. Actual values vary significantly by ward/district. Use the calculator for a specific address.
Applicable Law for Iran Nationals
Under Japan's Act on General Rules for Application of Laws (法の適用に関する通則法, Article 36), the inheritance of a person is governed by the national law of the decedent.
Iranian Civil Code governs succession, heavily based on Shia Islamic law (Jafari jurisprudence). Iran applies the nationality principle: Iranian law follows the decedent regardless of location.
Renvoi (反致): Generally Does Not Apply
Iran strongly adheres to the nationality principle and generally does not accept renvoi. Iranian law insists on applying to all Iranian nationals regardless of domicile or asset location.
Tax Obligation in Tokyo
Unlimited Taxpayer
Taxed on all worldwide assets.
Applies if: domiciled in Japan, OR foreign national with residence visa who has lived in Japan for 10+ years.
Limited Taxpayer
Taxed only on assets in Japan.
Applies if: not domiciled in Japan, OR foreign national who has lived in Japan for less than 10 years.
Required Documents
Shenasnameh (Birth Certificate / ID Book)
Iranian identity booklet containing family information and civil status.
Iranian Court Inheritance Certificate
Certificate of heirship issued by an Iranian court (Shoray-e Hal-e Ekhtelaf).
Consular Authentication
Iran is NOT a Hague Apostille Convention member. Documents require authentication through the Iranian consulate/embassy.
Certified Japanese Translation
All Farsi-language documents must be translated into Japanese by a certified translator.
Frequently Asked Questions
How much is inheritance tax on property in Tokyo for Iran nationals?
With an average land value of ¥600,000/㎡ in Tokyo, a 100㎡ property is valued at approximately ¥60.0 million. With 2 heirs, the basic deduction is ¥42 million. The taxable amount would be approximately ¥18.0 million.
Which law applies to Iran inheritance in Japan?
Iranian Civil Code governs succession, heavily based on Shia Islamic law (Jafari jurisprudence). Iran applies the nationality principle: Iranian law follows the decedent regardless of location.
Do Iran nationals need to pay inheritance tax in Japan?
Yes, if the heir or decedent has a domicile in Japan. Japan does not have a specific inheritance tax treaty with Iran, so double taxation relief must be claimed under domestic rules.
Need Help with Inheritance in Tokyo?
Get connected with English-speaking tax professionals experienced in international inheritance cases in the Tokyo area.
Iran Guides for Other Cities
Tokyo Guides for Other Nationalities
This tool provides rough estimates only. It does not constitute tax advice or tax filing services. Actual tax obligations may differ significantly. Please consult a licensed tax professional (税理士) for accurate calculations.