Ultimate Guide to Buying Akiya Houses

View this property on Akiya Japan

Japan has roughly 9 million vacant homes and the number grows every year. For foreign buyers, this creates a real estate market unlike anywhere else on earth — houses with land, sometimes in stunning locations, at prices that wouldn't cover a parking spot in most Western cities. But buying an akiya is not as straightforward as the YouTube videos make it look. This guide covers everything you need to know, based on real data from over 900,000 listings on our platform.

What Exactly is an Akiya?

Akiya (空き家) translates literally to "empty house." The Japanese government's Housing and Land Survey defines it as any residential building that is currently unoccupied. The 2023 survey counted 9 million of them — about 14% of Japan's total housing stock — up from 8.49 million in 2018.

The reasons are structural: Japan's population peaked in 2008 and has been declining since. Young people move to Tokyo, Osaka, and other major cities. When elderly homeowners in rural towns pass away, their children — already settled in cities — inherit houses they have no use for. Many simply abandon them rather than deal with the demolition costs (which can exceed the land value) or the ongoing property tax.

Not all akiya are rural ruins. The term covers a wide spectrum:

• Traditional wooden houses (kominka/古民家): Often 50-100+ years old with beautiful timber framing, but may need extensive renovation. Popular with foreigners for their character.
• Post-war suburban houses: Built during Japan's boom years (1960s-1980s). Concrete or wood-frame, typically smaller lots, in residential neighborhoods with infrastructure.
• Modern vacant homes: Sometimes only 10-20 years old. Vacant due to divorce, job relocation, or inheritance — not because anything is wrong with them.
• Apartment units (mansion/マンション): Individual units in larger buildings. Lower maintenance burden but monthly management fees apply.
• Agricultural properties: Farmhouses with large plots. May have restrictions on land use under the Agricultural Land Act.

The Real Price Landscape

Let's cut through the clickbait. Yes, there are houses for under $10,000 in Japan. But here's the full picture from our current database of 395,000+ properties for sale:

Under ¥1,000,000 (~$6,500 USD) — 3,100 houses

These exist, but manage expectations. At this price point you're typically looking at: remote mountain villages, houses built before modern building codes, properties requiring renovation that costs multiples of the asking price, or locations where the nearest convenience store is a 30-minute drive. Some are genuinely good deals for people who want rural solitude. Many are money pits.

Under ¥5,000,000 (~$33,000 USD) — 21,000 houses

This is the realistic budget akiya bracket. You'll find liveable (if dated) houses in small cities and towns, properties needing moderate renovation in decent locations, and occasional bargains in surprisingly convenient areas. Browse houses under ¥5M.

Under ¥10,000,000 (~$65,000 USD)

The average asking price for houses in this bracket is about ¥5.1 million. Here you're getting into move-in ready territory in regional cities, renovated properties in rural areas, and properties with genuinely good locations relative to train stations and services.

Free Properties (¥0)

Yes, 166 properties on our platform are currently listed for free. Municipalities give these away to attract new residents and prevent further depopulation. Conditions usually apply: you may need to commit to living there, renovate within a set timeframe, or participate in community activities. The "free" part covers only the house — you still pay transaction fees, taxes, and renovation.

Akiya Banks: The Government Channel

Akiya banks (空き家バンク) are databases run by local governments to promote vacant property sales in their jurisdictions. Each city, town, or village may have its own. They're the government's response to the akiya crisis, and they often come with benefits you won't find on commercial listings:

• Renovation subsidies: ¥1-5 million toward repairs in many municipalities
• Relocation incentives: Cash payments, free childcare, or employment assistance for new residents
• Below-market prices: Motivated sellers and governments eager to reduce vacancy rates
• Exclusive listings: Properties that don't appear on commercial real estate sites

We currently index over 11,400 akiya bank listings. The most active prefectures:

• Hyogo — 589 listings (near Kobe and rural Tajima region)
• Niigata — 570 listings (snow country, ski access)
• Okayama — 564 listings (mild climate, "Land of Sunshine")
• Toyama — 558 listings (Japan Alps views, excellent sushi)
• Oita — 520 listings (Beppu hot springs, warm climate)

Browse all akiya bank listings →

Can Foreigners Actually Buy Property in Japan?

Yes, with no restrictions. Japan is one of the most open countries in the world for foreign property ownership. Here's what the law says and what it means in practice:

What's Allowed

• Full freehold ownership — same as Japanese citizens
• No visa, residency, or citizenship requirement
• No restrictions on number of properties
• No restrictions on property type (residential, commercial, land)
• No minimum investment requirement
• Property registered in your name at the Legal Affairs Bureau (法務局)

Practical Realities

• Ownership ≠ residency: Buying property does not grant you a visa. You'll need a separate immigration pathway (work visa, business manager visa, etc.) if you want to live in Japan.
• Financing is limited: Japanese banks rarely lend to non-residents. Prestia (SMBC Trust Bank), some credit unions, and a few regional banks will consider it, but expect higher down payments (30-50%) and interest rates. Most foreign akiya buyers pay cash.
• Everything is in Japanese: Every contract, registration, and legal document is in Japanese. You need either Japanese language ability, a bilingual agent, or a professional translator. Our partner Teritoru handles this for international buyers.
• In-person visit recommended: While power of attorney arrangements allow remote purchases, visiting the property is strongly recommended. Photos don't convey access road conditions, noise levels, neighborhood character, or structural issues.
• Hanko (印鑑) may be required: Some transactions require a registered seal. Foreigners can use a signature instead in most cases, but check with your agent.

The Buying Process: Step by Step

The typical timeline from first property viewing to receiving keys is 1-3 months. Here's each stage:

1. Search and Shortlist

Browse properties on Akiya Japan. Use filters for location, price, property type, and size. Save properties to your list. Set up search alerts to be notified of new listings matching your criteria.

2. Engage a Licensed Agent

Japanese law requires a licensed real estate agent (宅地建物取引士 / takken-shi) to mediate property transactions. The agent handles: ownership verification, lien and encumbrance checks, zoning compliance, price negotiation, and contract preparation. For foreign buyers, a bilingual agent is essential — Teritoru specializes in this.

3. Property Inspection

Visit in person if at all possible. Bring or hire a building inspector (住宅診断士 / jūtaku shindan-shi) for properties over 20 years old. They'll check:

• Structural integrity (foundation, framing, load-bearing walls)
• Roof condition (leaks, material degradation)
• Plumbing and drainage
• Electrical wiring (older homes may have inadequate capacity)
• Termite damage (シロアリ — extremely common in wooden Japanese houses)
• Earthquake resistance (耐震性 — pre-1981 buildings were built under old seismic codes)
• Asbestos (used widely in Japanese construction until the 1990s)

4. Make an Offer

Your agent submits a purchase application (買付証明書 / kaitsuke shōmeisho). This is a non-binding expression of interest with your offered price. Akiya prices are frequently negotiable — especially for properties listed for 6+ months. Lowball offers are common and not considered offensive.

5. Important Matters Explanation

Before signing, the agent must deliver the 重要事項説明書 (jūyō jikō setsumeisho) — a comprehensive disclosure document covering: property boundaries, zoning, building restrictions, utilities, road access, any defects, liens, and neighborhood issues. This is legally mandated and the agent must explain every item. Don't skip this step.

6. Contract Signing

The purchase agreement (売買契約書 / baibai keiyakusho) is signed by both parties. You'll pay a deposit (手付金 / tetsukekin), typically 5-10% of the purchase price. This deposit is forfeitable if you back out without cause.

7. Settlement and Registration

A judicial scrivener (司法書士 / shihō shoshi) handles the title transfer registration at the Legal Affairs Bureau. You pay the remaining balance, receive the keys, and the property is registered in your name. Timeline: 1-2 weeks after contract signing.

Complete Cost Breakdown

The asking price is just the beginning. Here's every cost you should budget for:

One-Time Purchase Costs

Annual Ongoing Costs

Subscribers can see estimated costs for any property using the Estimated Costs calculator on each property page.

Renovation Costs

This is where akiya buying gets real. A house listed at ¥1M might need ¥5-10M in renovation. Here are current typical ranges from Japanese contractors:

• Roof replacement: ¥1-3M (tile roofs cost more than metal)
• Kitchen modernization: ¥1-2.5M
• Bathroom/toilet: ¥800K-2M
• Earthquake reinforcement (耐震補強): ¥1-3M for pre-1981 wooden structures
• Complete plumbing: ¥500K-1.5M
• Electrical rewiring: ¥500K-1M
• Insulation (断熱): ¥500K-2M (Japanese houses are notoriously cold in winter)
• Full renovation: ¥5-15M for a comprehensive update
• Demolition and rebuild: ¥8-20M depending on size

Always get multiple quotes from local contractors (工務店). Prices vary 30-50% between regions. Budget 20-30% extra for surprises — older homes reveal problems once you open walls.

Location Strategy: Where to Buy

The cheapest akiya are cheap for a reason. Here's a framework for thinking about location:

Deep Rural (Population declining rapidly)

Lowest prices, highest risk. These villages may lose their last school, hospital, or bus route within your ownership period. Great if you genuinely want isolated rural living. Poor if you're thinking about resale value, rental income, or convenience. Examples: interior Shimane, southern Akita, mountain villages in Tokushima.

Regional Towns (20-40 min from a city)

The sweet spot for most buyers. You get: a hospital within reasonable distance, supermarkets, train access (even if infrequent), functional internet, and a community that's still viable. Prices are low but not suspicious. Easiest to rent or resell later. Examples: towns in Okayama, Ehime, Oita.

Tourist-Adjacent Areas

Properties near ski resorts (Hakuba, Myoko, Nozawa), hot spring towns (Beppu, Kusatsu, Kinosaki), or scenic destinations (Kamakura, Onomichi, Takayama) hold value better and have short-term rental (minpaku) potential. Higher entry price but better fundamentals.

Suburban Ring of Major Cities

60-90 minutes from Tokyo, Osaka, Nagoya, or Fukuoka by train. Higher prices but real infrastructure, strong rental demand, and actual resale markets. These aren't "akiya" in the traditional sense but offer the best balance of price and practicality.

Explore properties on our interactive map →

Legal Considerations for Foreign Owners

• Property tax obligation: You must pay annual property tax regardless of where you live. Appoint a tax representative (納税管理人) in Japan if you're overseas.
• Inheritance: Japanese inheritance law may apply to property in Japan. It differs significantly from Western systems — consult a lawyer before assuming your home country's rules apply.
• Capital gains tax: Selling within 5 years incurs ~39% tax on gains. After 5 years, it drops to ~20%. Non-residents may also owe tax in their home country.
• Vacant property designation: If your property is neglected, the municipality can designate it as 特定空き家 (specified vacant house), removing the residential land tax reduction and potentially ordering demolition at your expense.
• Agricultural land: Buying farmland (農地) requires permission from the Agricultural Commission. This is a real hurdle — they generally only approve if you'll actually farm it.
• Minpaku (short-term rental): Running an Airbnb-style rental requires registration under the Minpaku Law. Limited to 180 days/year in most areas, with additional local restrictions. Some municipalities ban it entirely.

Common Mistakes to Avoid

1. Buying sight unseen. Photos lie. Access roads can be dirt tracks. The "nearby" station might be a 40-minute drive. The beautiful garden might be an impenetrable jungle. Always visit or have a trusted person visit.
2. Ignoring total cost. A ¥500K house needing ¥8M in renovation is not a ¥500K house. Calculate: purchase price + transaction costs + renovation + first year's ongoing costs = real cost.
3. Assuming resale will be easy. Rural Japanese property is not liquid. In depopulating areas, you may not be able to sell at any price. Buy because you want the property, not because you think you'll flip it.
4. Skipping the building inspection. A ¥100,000 inspection can save you ¥5,000,000 in unexpected repairs. For any property over 20 years old, this is non-negotiable.
5. Forgetting ongoing obligations. You're responsible for maintenance, tax, and keeping the property from becoming a nuisance — even if you live overseas. Neglect has financial and legal consequences.
6. Not checking boundaries. Older rural properties often have unclear or disputed boundaries. A land surveyor (土地家屋調査士) costs ¥300-500K but prevents serious disputes later.
7. Underestimating the language barrier. Even with translation tools, real estate transactions involve nuanced legal language. Professional bilingual support is not optional — it's essential.

Getting Started

Here's a practical action plan:

1. Define your purpose. Holiday home? Retirement? Rental investment? Renovation project? This determines your ideal location and budget.
2. Set a realistic total budget. Purchase price + 10% transaction costs + renovation estimate + first year's costs.
3. Start browsing. Search our 395,000+ listings. Use the map view to understand geography. Save interesting properties.
4. Set up alerts. Properties move fast. Subscribe to get daily notifications when new listings match your criteria.
5. Connect with professionals. Book a consultation with Teritoru to discuss your search with a licensed bilingual agent who specializes in helping international buyers.

The akiya market is real, the prices are real, and the opportunity is real. But so are the risks. Do your homework, get professional help, and don't let a low price tag override common sense. The best akiya purchases reward patient, informed buyers who understand what they're getting into.