Akiya: buying a vacant house in Japan — akiya banks, hidden costs, risks and scams

Prices, taxes and rules change. Last checked: 7 November 2026. Figures come from the official statistics and pages listed under Sources; confirm them before you sign anything.

Akiya (空き家) means “empty house”. The 2023 Housing and Land Survey counted 9.0 million vacant homes in Japan, 13.8% of all homes. About 3.86 million of them (5.9% of all homes) were not for rent or sale and were not second homes. That is the group most people mean by akiya.

Akiya banks

Many municipalities run an akiya bank (空き家バンク), a list of vacant houses that owners want to sell or rent. With MLIT’s support there is also a national akiya and vacant land bank, run by two private companies, LIFULL and At Home, that gathers listings from participating municipalities. Not every municipality takes part, so also check the town’s own website.

• Each municipality sets its own rules: who can register, how viewings work, and whether an agent handles the deal. Read them first.
• Listings are information, not a guarantee of condition. Inspect the house yourself.
• For the sale itself, use a licensed agent or follow the municipality’s official procedure.

The hidden costs

• Repairs: roofs, plumbing, termites and damp. Get a building inspection and written quotes before you buy.
• Earthquake safety: buildings designed before 1 June 1981 followed older earthquake rules. MLIT says the national government and municipalities help pay for earthquake checks and reinforcement; ask the municipality.
• Brokerage: for properties of ¥8 million or less, an agent may charge up to ¥330,000 including tax, if agreed in advance.
• Taxes: registration tax, acquisition tax and, every year, fixed asset tax (see buying property in Japan).
• Demolition and clearing: old furniture, rubbish and outbuildings may be left for you.
• Travel and upkeep, if you will not live there all year.

The law on neglected vacant houses

Land with a home on it normally gets a big reduction in fixed asset tax: the tax base is one-sixth of the value up to 200 m², and one-third above. Under the vacant house law amended in December 2023, a municipality can warn the owner of a poorly managed vacant house. If it then issues a formal recommendation, the land loses this reduction, and the tax can rise sharply. Buy only what you can maintain.

Inherited houses and registration

Since 1 April 2024, heirs must register inherited land and buildings within 3 years of learning of the inheritance, or face a non-criminal fine of up to ¥100,000. Houses inherited before that date must be registered by 31 March 2027. If you buy from heirs, make sure the inheritance is registered before the sale.

Is an akiya right for you?

• Can you work there? Many akiya are in areas with few jobs. Your visa depends on your activity, not on owning a house.
• How will you get around? Check buses, trains and winter roads.
• Can you register the address and live there legally? Check with the city office.
• Do you have the budget for repairs, and a plan for the house if you leave Japan?

Common mistakes and scams

Land “buy-back” scams. The National Consumer Affairs Center warns about callers who offer to buy old land or houses and then demand surveying, advertising or handling fees, or sell you other land. If anyone asks for money to “sell” your property, say no and call the consumer hotline 188.

• Buying from photos without seeing the house.
• Paying a “reservation fee” to an unlicensed person.
• Ignoring the cost of repairs because the price was ¥1.
• Forgetting that you, as owner, are responsible for a house that falls into disrepair.
• Buying a house you cannot rebuild or register: ask the city office before you sign.