Vietnam Inheritance Guide for Sendai (仙台市)
This guide covers inheritance tax implications for Vietnam nationals who own or inherit property in Sendai, Japan. The largest city in the Tohoku region with a growing international student population centered around Tohoku University.
Property Values in Sendai
Average Land Value (路線価)
¥130,000/㎡
100㎡ Land Assessed Value
¥13.0 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 Vietnam 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.
Vietnam's Civil Code (2015) applies. Vietnamese law distinguishes between movable and immovable property for inheritance purposes.
Renvoi (反致): Generally Does Not Apply
Vietnamese private international law generally does not recognize renvoi for succession matters. Vietnamese succession law applies directly.
Tax Obligation in Sendai
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
Birth Certificate / Family Registration
Vietnamese birth certificate or household registration book (Sổ hộ khẩu).
Vietnamese Consular Authentication
Documents must be authenticated by the Vietnamese embassy/consulate in Japan.
Certified Japanese Translation
Vietnamese documents must be translated by a certified translator.
Affidavit (宣誓供述書)
A sworn statement about family relationships, notarized at the Vietnamese consulate or a Japanese notary.
Frequently Asked Questions
How much is inheritance tax on property in Sendai for Vietnam nationals?
With an average land value of ¥130,000/㎡ in Sendai, a 100㎡ property is valued at approximately ¥13.0 million. With 2 heirs, this falls within the basic deduction (¥42 million), so no tax would be owed.
Which law applies to Vietnam inheritance in Japan?
Vietnam's Civil Code (2015) applies. Vietnamese law distinguishes between movable and immovable property for inheritance purposes.
Do Vietnam 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 Vietnam, so double taxation relief must be claimed under domestic rules.
Need Help with Inheritance in Sendai?
Get connected with English-speaking tax professionals experienced in international inheritance cases in the Sendai area.
Vietnam Guides for Other Cities
Sendai 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.