Are you dreaming of owning a traditional Japanese countryside home at an affordable price? Japan’s akiya (空き家)—vacant or abandoned houses—offer an exciting opportunity for both lifestyle seekers and property investors. However, navigating the purchase process can be complex, especially for non-Japanese speakers. This comprehensive, step-by-step guide will walk you through how to buy an akiya in Japan, from the initial property search all the way to final settlement.
Step 1: Define Your Goals and Budget
Before starting your akiya search, clarify your purpose. Do you want a holiday home, a retreat, a renovation project, or a rental investment? Consider your total budget, including:
- Property price
- Renovation costs
- Taxes and fees
- Consulting and agency commissions
Most akiya homes are affordable, but renovation can significantly increase the overall cost.
Step 2: Choose Your Ideal Location
Japan has akiya scattered across rural towns, coastal villages, and mountainous regions. Research the pros and cons of each area:
- Proximity to major cities (like Tokyo, Osaka, Fukuoka)
- Access to transportation (train lines, highways)
- Climate and natural surroundings
- Population trends and community support
Some popular regions include Nagano for nature lovers and winter sports, Shizuoka for ocean views and mild weather, and Yamaguchi or Ehime for peaceful countryside living.
Step 3: Start Your Akiya Search
You can search for akiya through several channels:
- Akiya Bank Websites (local government listings)
- Public Real Estate Portals
- Licensed Consulting Services like Akiya Heaven
Many listings are in Japanese only, with unclear legal status or renovation needs. We recommend working with bilingual licensed professionals.
Step 4: Shortlist Properties and Do Initial Screening
Once you’ve found interesting listings, check photos and descriptions carefully, understand the property’s legal status (freehold vs leasehold, land ownership, road access), and research the neighborhood. Ask for:
- Property registration info
- Floor plans
- Renovation history
- Land zoning and building regulations
Be ready for older homes to need repairs: roofing, plumbing, insulation, or even structural reinforcement.
Step 5: Schedule a Property Viewing
It is important to visit the property in person or send a trusted consultant. Check for hidden damage, humidity, mold, and termite infestation. Understand the renovation potential and evaluate the atmosphere and access.
At Akiya Heaven, we provide on-site inspections and detailed reports from renovation experts to help you make informed decisions.
Step 6: Consult with Experts
You’ll need the support of:
- A licensed consulting team who understands the foreign buyer perspective
- A licensed Japanese real estate agent (宅建士) for contracts and legal procedures
- A renovation company for budget estimates and feasibility
- A judicial scrivener (司法書士) for legal registration
At Akiya Heaven, we coordinate all of this for you so you don’t have to worry about Japanese bureaucracy.
Step 7: Negotiate and Make an Offer
If you decide to proceed, confirm the final sale price, discuss conditions (inclusions, handover, contingencies), and submit a Letter of Intent or proceed directly to the Purchase Agreement.
Some sellers are open to negotiation—especially for vacant homes that have been on the market for a while.
Step 8: Contract Signing and Due Diligence
Once the offer is accepted, you’ll sign a Purchase and Sales Agreement. The real estate agent will explain the 重要事項説明書 (Important Points Document) in detail. The legal representative will perform due diligence, including:
- Title deed verification
- Land surveys
- Road access and boundary checks
- Local regulation confirmation
Step 9: Transfer of Funds and Ownership Registration
Before receiving the keys, transfer the purchase funds to the seller or escrow. Pay the associated fees and taxes:
- Acquisition tax (typically 3–4%)
- Judicial scrivener fee
- Agent commission (usually 3% + ¥60,000 for properties over ¥8,000,000)
The judicial scrivener will register the new ownership with the Legal Affairs Bureau. You are now the official owner of a Japanese property.
Step 10: Renovation and Moving In
After the purchase, most akiya require some degree of renovation. Common work includes:
- Structural reinforcement
- Water and electricity reconnection
- Plumbing, insulation, flooring, and wall repairs
- Modernization of the kitchen, bathroom, air conditioning, and internet
We can introduce vetted renovation partners and coordinate the process for you, even if you live abroad.
Bonus Step: Leverage Your Akiya
Once your akiya is ready, you can use it as a holiday home, a countryside escape, a vacation rental (minpaku), or long-term rental.
Why Work with Akiya Heaven?
Buying an akiya as a non-resident in Japan can be complicated. Language, legal, and cultural barriers often stop people from taking action. At Akiya Heaven, we simplify the entire process:
- Bilingual support from search to settlement
- Curated listings not available elsewhere
- Legal and contract support through our licensed real estate partner
- Renovation coordination with trusted teams
- Full consulting tailored to foreign buyers
Contact Us Today!
Ready to explore the potential of an akiya? Reach out to us at contact@akiyaheaven.jp to discuss your options and begin your journey toward owning a unique Japanese property. Akiya Heaven’s experts are here to answer your questions and provide the guidance you need. Unlock the potential of an akiya and turn an abandoned home into your ideal property. Contact us now to learn more!