UAE Inheritance Guide for Kobe (神戸市)
This guide covers inheritance tax implications for UAE nationals who own or inherit property in Kobe, Japan. A major port city with one of Japan's oldest international communities. Known for its cosmopolitan Kitano district.
Property Values in Kobe
Average Land Value (路線価)
¥190,000/㎡
100㎡ Land Assessed Value
¥19.0 million
Estimated Tax (100㎡, 2 heirs)
¥0 (Tax-Free — within basic deduction)
Based on average land values. Actual values vary significantly by ward/district. Use the calculator for a specific address.
Applicable Law for UAE 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.
UAE Federal Law No. 28 of 2005 (Personal Status Law) governs succession for Muslims based on Islamic law. For non-Muslims, the DIFC Wills Service Centre (Dubai) or Abu Dhabi's non-Muslim personal status law (2023) may apply. The UAE applies the nationality principle.
Renvoi (反致): Generally Does Not Apply
The UAE applies Islamic law mandatorily to Muslim nationals' succession and does not recognize renvoi. For non-Muslims, recent reforms allow choice of home country law, but this does not constitute renvoi in the traditional sense.
Tax Obligation in Kobe
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.
Japan has a tax treaty with UAE that may provide relief from double taxation on property in Kobe.
Required Documents
Inheritance Certificate from UAE Court
UAE Sharia court or personal status court certificate listing heirs and shares.
Emirates ID / Passport
UAE national identification or passport.
Consular Authentication
The UAE is NOT a Hague Apostille Convention member. Documents require authentication through the UAE Embassy and MOFA.
Certified Japanese Translation
All Arabic/English documents translated into Japanese.
Frequently Asked Questions
How much is inheritance tax on property in Kobe for UAE nationals?
With an average land value of ¥190,000/㎡ in Kobe, a 100㎡ property is valued at approximately ¥19.0 million. With 2 heirs, this falls within the basic deduction (¥42 million), so no tax would be owed.
Which law applies to UAE inheritance in Japan?
UAE Federal Law No. 28 of 2005 (Personal Status Law) governs succession for Muslims based on Islamic law. For non-Muslims, the DIFC Wills Service Centre (Dubai) or Abu Dhabi's non-Muslim personal status law (2023) may apply. The UAE applies the nationality principle.
Do UAE nationals need to pay inheritance tax in Japan?
Yes, if the heir or decedent has a domicile in Japan. Japan has a tax treaty with UAE that may provide relief from double taxation.
Need Help with Inheritance in Kobe?
Get connected with English-speaking tax professionals experienced in international inheritance cases in the Kobe area.
UAE Guides for Other Cities
Kobe 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.