Top Questions About Akiya Houses: What You Need to Know About Abandoned Homes in Japan

Last updated May 2025

When Jesse and I first came to Japan, we quickly fell in love with the idea of living in an akiya —one of Japan’s many abandoned or vacant houses. Our weekend drives through the countryside, seeing run-down but full of incredible potential houses, seemed to whisper promises of the chance to renovate and finally experience homeownership.

However, ever since we started on our own house hunt, we’ve encountered a few hiccups along the way. To help others following a similar path, we thought we’d share some of the most common questions we’ve heard (and asked ourselves) about these intriguing abandoned homes.

What is an Akiya House?

In Japan, the term “akiya” (空き家) pertains to vacant homes left unoccupied. Whether it be inheritance issues or some of the inconvenient realities of living in an old house (renovations, cost of upkeep, remote location, just to name a few), there are various reasons why a house is left abandoned or vacant in Japan.

Do you want to read more about our personal experiences living in an akiya house? Check out our We Moved into a Traditional Akiya House in Japan for some of our first impressions of living in one of these vacant homes.

However, these properties also present a unique opportunity for potential buyers, as they are frequently sold at significantly reduced prices or even offered for free for those seeking to divest themselves of these vacant assets.

Why Are There So Many Abandoned Houses in Japan?

According to government data from 2018, 8.5 million units of akiya houses are available, equivalent to 14% of Japan’s overall housing stock. There are many reasons why akiya houses remain unoccupied, including Japan’s aging population, declining birth rate, urbanization, inheritance issues, and economic factors. As younger generations seek job opportunities in the city and prefer urban living, rural areas are left with a surplus of these empty homes, with few people willing to return to give these homes a new life. 

Inheritance laws can make it challenging to track down an individual homeowner. Family members not willing to pay property taxes associated with their inheritance may abandon properties, also contributing to the prevalence of unoccupied properties.

Is Japan Really Giving Away Houses?

So, is Japan really giving away houses? The answer is a qualified yes. For example, you can find free akiya houses listed on platforms like Zero Estate.

However, before you pack your bags, consider the potential downsides. Michael from CheapHousesJapan.com, in his piece “ Japan’s $500 houses are, on the whole, often more trouble than they are worth,” offers a crucial reality check. He highlights that many of these “free” homes may suffer from structural problems, fail to meet crucial earthquake resistance standards, and could demand hefty renovation costs before they’re livable.

Can I, a Foreigner, Buy an Akiya?

Yes, as a foreigner, you absolutely can buy an akiya (abandoned house) in Japan. However, it’s crucial to understand that property ownership doesn’t automatically grant you the right to live in Japan long-term. For short-term visitors, your stay will still be limited to the typical 3- to 6-month tourist visa. To reside in Japan full-time, you’ll need to explore options like a work visa, cultural activities visa, spousal visa, or dependent visa, separate from your property purchase.

Is Buying an Akiya House Really Worth the Investment? 

Whether buying an akiya is a worthwhile investment truly hinges on your objectives. Currently, viewing Japanese homes as a quick profit venture isn’t generally advisable, as property values often depreciate immediately after purchase. However, if your aim is long-term residency and investing in a specific lifestyle, rather than a financial flip, then akiya ownership can offer distinct advantages.

It’s crucial to remember, though, that while the allure of owning an akiya might be strong, significant costs can arise from renovating and maintaining an older property. Beyond property taxes, the cumulative expenses of renovation and ongoing upkeep can make these homes surprisingly costly in the long run.

Can I Buy a House on a Short-term Visa?

Yes, you can absolutely purchase property in Japan even on a short-term visa like a tourist visa. Legally, your visa status won’t prevent you from owning a house. However, it’s crucial to remember that buying a house doesn’t grant you the right to live in Japan full-time. You’ll still be bound by the limitations of your tourist visa, typically a stay of three to six months.

Now, when it comes to setting up essential utilities like gas, water, and electricity, that often requires a Japanese bank account or proof of residency – things you usually can’t get on a tourist visa.

So, your best approach is likely to consider hiring a property management company. These specialized services assist non-residents with exactly these kinds of tasks: setting up and paying utility bills, managing things like gas installations, handling your mail, and generally taking care of your property while you’re away. You can find several helpful options by searching online for “vacation home management services in Japan.”

Where to Start Your Akiya House Hunt

There are several ways to begin your hunt for akiya (abandoned) houses. One option is to search on various akiya banks, which run like real estate websites specifically for abandoned properties. Alternatively, you can seek professional assistance or take a traditional approach by networking to find a house.

Browse on Akiya Banks

If you’re exploring the world of akiya, you’ll likely encounter the term “akiya banks” (空き家バンク). These are online portals listing vacant homes, often run by local city, town, or village governments, and sometimes by real estate agents. The level of detail provided can range from basic text and photo PDFs to comprehensive online platforms with location data, condition reports, pricing, and virtual tours.

Difference Between Public vs. Municipally-run Akiya Bank Websites

While browsing akiya bank websites is generally free, it’s important to note that some municipal (city, town, or village) akiya banks have a registration requirement to access their full listings or detailed property information. Crucially, this registration often necessitates being a resident of Japan and providing proof of address and identification, which can be a barrier for overseas buyers.

This registration process can vary, ranging from a straightforward online or in-person sign-up with basic contact details to a more comprehensive procedure, such as composing a biography detailing your work and desired reasons to reside there.

Although this process may take more time, municipally-run banks offer access to houses that might not be listed on larger real estate-run akiya banks. They also provide a more personalized approach to help you in your home search.

Keep in mind that the municipalities aren’t acting as real estate agents, but rather as an intermediary to get you connected to the owner. You will still be responsible for sourcing your legal advice to help you navigate the house ownership process. Language barriers will also be big, and negotiations may require direct communication with the house owner.

With that out of the way, here are some of the resources we have used for our house hunt, plus a list of English and Japanese akiya banks:

Akiya Listings in Japanese

1. Akiya-At Home website is one of the large-scale databases for registered vacant houses. There is a handy map categorizing each prefecture in Japan, which then brings up a list of photos of akiya houses, with the ability to search via city name to fine-tune your search.
2. Lifull Homes, like Akiya-At Home, is another large-scale database of registered vacant houses. Lifull Homes is also organized in a similar way (map, prefecture, list of akiya houses with photos), and while there is an overlap in houses on both sites, we do occasionally stumble on a few new house listings here.
3. The Ministry of Land, Infrastructure, and Transport might be one of the most bureaucratic-looking akiya banks, listing each local government-run akiya bank sites in text format, organized by prefecture and then city. What it lacks in good looks, it makes up for it (somewhat) that it links you directly to the local government-run akiya bank sites in the area in question, making this a decent starting point it you know exactly what area you are searching in.
4. Zero Estate is another Japanese website listing houses that are available for free. However, as I mentioned above, these free houses often come with their own substantial expenses and maintenance tasks.
5. The Japan Organization for Internal Migration (JOIN)

Akiya Listings in English

The alternatives to a Japanese akiya bank are English akiya bank listings. While these tend to have fewer listings, I find them to be a better-curated selection of abandoned houses overall, with English support for those interested in exploring the potential of akiya houses and resources on how to acquire and renovate these properties. 

1. Akiya Mart allows you to explore the akiya bank market using their map-focused platform. You can search via the map and click on the pins for more details about each house. To access all of their listings, you need a subscription, which costs 15 USD per month or 11 USD per month if you commit to a whole year.
2. CheapHousesJapan.com founder Michael sifts through thousands of listings and selects the top 20 akiya listings for his paid newsletter subscription.
3. The English-friendly Koryoya has an excellently curated selection of traditional kominka houses (Japanese folk houses) and merchant townhouses. 

Register at Your City Hall

If you are a resident of Japan, you might have the option to register for the akiya program at your local city hall. The services will depend on each government office, though we have encountered ones that send you a printed list of registered abandoned houses.

Some local governments even have departments that can assign you a government employee to provide one-on-one recommendations and assistance, though I think this is typically the exception, not the rule.

Get a Real Estate Agent Specializing in Akiya Houses

I will be honest—finding a real estate agent or broker specializing in akiya houses can be quite challenging. These houses present unique challenges, such as locating family members who have inherited them, and they offer a small margin for commissions due to their low purchase costs. This makes it less profitable for brokers to deal with the challenges of akiya houses. 

However, if you can find one, these professionals can provide valuable insight into the available houses in your area of interest and offer expertise and knowledge to help you find the perfect home that meets your requirements. 

Real estate company Plaza Homes has a list of English-speaking real estate agents in Japan.

List of English-speaking real estate agents.

If you want more intimate details of the behind-the-scenes processes, Anton in Japan has a great video detailing working with a broker specializing in akiya houses.

Be Ready to Network with the Local Community

The importance of being physically present, especially in rural areas, cannot be overstated. While this may be less of a concern in larger urban centers, it has become clear to us living here that building connections within the community and getting the support of residents has been an essential step in finding these houses, especially in areas like ours where so few housing listings end up on real estate or akiya bank sites.

Being here not only showed our sincere desire to live here, but it also gave us the valuable support of being endorsed by the locals. This endorsement is crucial in gaining introductions to individuals who might be aware of, or perhaps even own, an akiya house.

For instance, we found our current akiya rental with the help of a local resident who knew the owner personally. This connection allowed us to meet the owner in person. We brought gifts and expressed our desire to make this place our home. Additionally, our local contact introducing us was the default assumption that they were also vouching for us, a valuable assurance to the owner on our behalf.

The Challenges of Dealing with an Abandoned House

As you may have guessed, purchasing an akiya house has its fair share of challenges. For instance, there may be uncertainty about who holds the rightful title to the property. Additionally, hidden costs and taxes can arise. Depending on the house’s condition, it might need significant renovations, skilled labour, and a considerable investment of time and money. Before leaping into akiya house ownership, it’s crucial to consider these factors.

The Complexities of Unclear House Ownership

When it comes to seeking a single house owner to purchase a house in question, especially one abandoned for an extended period, it can become complicated… fast.

A common issue is unclear lineage. If the original homeowner dies without a designated heir, the property’s ownership can become fragmented, passing down to all descendants across multiple generations. This necessitates the often arduous task of locating all these descendants to secure the necessary approvals for a sale.

Although Japan’s 2024 Real Property Registration Act mandates inheritance registration within three years, the legacy of prior regulations complicates matters. Because inheritance wasn’t always registered after a landowner’s death before this change, many properties still list deceased owners or have numerous, potentially untraceable, co-owners.

Read more: Amendment of Japan’s Real Property Registration Act

If you encounter an akiya still listed under a deceased owner’s name, consulting a judicial scrivener (司法書士, shihō shoshi) is strongly advised. They specialize in navigating these complex real estate and inheritance issues.

There are Taxes, Acquisition, and Other Hidden Costs

Since we’re still on the renting side of the akiya world, buying one of these older places is still a bit of a learning curve for us. If you’re also curious about what it actually costs and what the registration process looks like, I found Real Estate Japan’s article, So You’ve Bought an Akiya Vacant House in Japan and Want to Walk Away from it, to be super informative. It really breaks down the fees and registration steps. Here are some of the key things their article covers:

• Registration tax (登録免許税, touroku menkyozei) is required to transfer the akiya house ownership.
• The property acquisition tax (不動産取得税, fudosan shutoku zei) is also necessary.
• Pay the fixed asset tax (固定資産税, koteishisanzei) annually.
• Pay the city planning tax (都市計画税, toshi keikakuzei) annually.
• To handle the legal filings and registrations, hire a judicial scrivener (司法書士, shihoushoshi)

The Hidden Costs of Akiya Renovation and Maintenance

Although these abandoned homes offer an opportunity for affordable housing, they often require extensive renovation work, including structural repairs, plumbing and electrical updates, and cosmetic enhancements.

In addition to the financial costs, renovating an akiya house also requires a significant investment of time, taking months or even years to complete, depending on the extent of the renovations needed. This can be difficult if you’re looking for immediate housing solutions or have tight deadlines.

Many Akiya are in Remote Locations in Japan

Many akiya houses are located in remote areas, which may necessitate having a car and a valid driver’s license. These rural locations also lack convenient access to restaurants, bars, and grocery stores. Additionally, forging meaningful connections with neighbours in these rural areas may prove to be a challenge for individuals accustomed to the anonymity of urban environments.

You Need Permission to Purchase Agricultural Land

Unlike residential land, if you are thinking about buying properties designated for agricultural use, such as rice fields (田, tanbo) or general farmland (畑, hatake), you will need to obtain permission from the Agricultural Committee (農業委員会) before finalizing your purchase. Even if you and the seller have a sales contract in place, it won’t be valid without the Agricultural Law permit (農地法の許可書, Nouchi hou no kyokasho).

Read more: To change the ownership of agricultural land, permission from the Agricultural Commission is required

This policy is in place to protect agricultural lands, ensuring they are preserved and not developed for other purposes.

To find out if a property is classified as agricultural, you can visit your local city hall or the agricultural committee office. There, you can confirm if the farmland is included in the property details. Please note that the owner (or a relative) and their ID will be required to make this request and view the necessary information.

Ultimately, the task of obtaining permission from the Agricultural Commission will be handled by an administrative scrivener (行政書士, gyousei-shoshi).

The Professionals: Administrative Scriveners vs. Judicial Scrivener

Navigating the legal and administrative hurdles of purchasing an akiya is best done with professional help. These seemingly affordable properties can come with complex legal and financial issues, such as unpaid property taxes, unresolved inheritance disputes, and the often lengthy process of locating all legal heirs.

Understanding the roles of different legal professionals is key. An administrative scrivener (行政書士, gyōsei-shoshi) primarily deals with preparing documents for submission to government agencies. For instance, if your akiya purchase involves agricultural land, an administrative scrivener would handle the application for permission from the Agricultural Commission.

(On a related point, if you’re navigating visa applications or renewals in Japan, an administrative scrivener (gyōsei-shoshi) provides essential legal guidance and support.)

On the other hand, a judicial scrivener (司法書士, shihō shoshi) specializes in preparing documents for registration at the Legal Affairs Bureau. Their expertise is crucial for real estate transactions and commercial registrations.

In the context of akiya, judicial scriveners play a vital role in resolving inheritance issues.

If the property’s title needs to be updated due to the previous owner’s passing, they can identify the rightful heirs and ensure the inheritance process is legally completed before the property can be legally transferred to you. This step is often essential in untangling the complexities associated with older, abandoned properties.

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I hope this article has helped answer some of your akiya house questions. In truth, we still have a lot of questions, and we will probably learn more as we continue our akiya house hunt ourselves. So you can be assured that this article will be updated as we continue our search.

Have you ever had any experiences with akiya houses? I’d love to hear your thoughts and stories!