What is an Akiya? Japan's Abandoned Houses

  • First published: 2024-06-07
  • Last updated: 2025-08-31

Imagine purchasing a 150-year-old traditional farmhouse in the Japanese countryside for just ¥1,000,000 JPY (~$6,800 USD)

What is an Akiya?

Akiya (空き家) literally means "empty house" in Japanese—空き (aki) meaning "empty" and 家 (ya) meaning "house." These vacant properties range from tiny rural cottages to spacious traditional homes, abandoned for various reasons and often available at surprisingly low prices.

Unlike Western property markets where abandoned homes are typically condemned or quickly demolished, vacant properties in Japan often remain structurally sound and legally available for purchase.

Traditional Japanese home in countryside

Why Japan Has 9 Million Empty Homes

Japan's Ministry of Internal Affairs and Communications reported 9 million vacant homes (13.8% of all dwellings) in their 2023 Housing and Land Survey, released in April 2024. The Nomura Research Institute projects this could reach over 30% by 2033 if countermeasures are not implemented. Three key factors drive this trend:

Demographic Shift

Japan's population peaked in 2008 at 128 million and has been declining since. With one of the world's oldest populations (29.1% over 65—the world's highest), many homes become vacant when elderly owners pass away or move to care facilities. The population is projected to fall below 100 million by 2050. Their children, already established in cities, rarely return to rural family homes.

Urban Concentration

Over 92% of Japan's population now lives in urban areas. Young people continue migrating to Tokyo, Osaka, and other major cities for education and employment, leaving rural properties behind. Entire villages are aging out of existence, with some reporting average ages above 65.

Inheritance Complications

Japanese inheritance law and cultural factors create unique challenges. Multiple heirs may share ownership, making decisions difficult. Property taxes on inherited homes, combined with demolition costs that can exceed ¥1,000,000 JPY (~$6,800 USD)

9 Million
Vacant Homes
14% of all homes
30%
By 2033
Projected vacancy rate
¥5-15M
Renovation
Typical budget

Typical Akiya Price Ranges

Free - ¥500kNeeds full renovation
¥500k - ¥3MHabitable, needs updates
¥3M - ¥10MGood condition with land
¥10M+Premium or historic

The Opportunity: Affordable Properties in Beautiful Locations

The akiya market offers remarkable opportunities for those willing to embrace rural or suburban life:

Real Price Ranges

  • Free to ¥500,000 JPY (~$3,400 USD) : Basic structures needing complete renovation (some municipalities offer properties for free to those who commit to living there and renovating)
  • ¥500,000 JPY (~$3,400 USD) : Habitable homes requiring updates
  • ¥3,000,000 JPY (~$20,400 USD) : Well-maintained properties, some with land
  • ¥10,000,000 JPY (~$68,000 USD) : Premium locations or historically significant buildings

Note: Prices vary significantly by region—properties near Tokyo command higher prices, while rural prefectures like Wakayama and Tokushima offer the lowest costs.

Best Regions for Akiya Hunting

Scenic rural area of Japan with rice paddies and traditional houses

Success Stories

The akiya movement is gaining momentum. YouTubers like Tokyo Llama, who purchased a 30-year-old farmhouse in Ibaraki for just over ¥3,000,000 JPY (~$20,400 USD)

Challenges to Consider

Remote rural Japanese scene in winter with snow-covered roads and hillsides

While opportunities abound, potential buyers should understand the realities:

Renovation Costs

Most properties require significant work. Budget ¥5,000,000 JPY (~$34,000 USD)

  • Earthquake retrofitting (pre-1981 buildings): ¥1,000,000 JPY (~$6,800 USD)
  • Roof repairs: ¥300,000 JPY (~$2,040 USD)
  • Plumbing/electrical updates: ¥100,000 JPY (~$680 USD)

Doing the work yourself can reduce costs by 30-50%.

Location Realities

Many vacant homes sit in rural areas with limited public transportation. The nearest supermarket might be 30 minutes away by car. Internet connectivity has improved dramatically but can still be spotty in remote locations. Winter snow in northern regions requires preparation and ongoing maintenance.

Foreign buyers can purchase property without residency, but financing from Japanese banks typically requires permanent residency. Cash purchases are common. Some properties come with agricultural land that has restrictions on use and transfer.

Natural Disaster Considerations

Japan sits on the Pacific Ring of Fire, making earthquake preparedness essential. Properties in coastal areas require tsunami evacuation planning, while mountain regions may face landslide risks during heavy rains. Check local hazard maps (available at municipal offices) and factor in earthquake retrofitting costs when budgeting. Many rural communities have strong disaster preparedness networks that new residents should actively join.

Important note: Properties built before 1981 lack modern earthquake-resistant features. According to the Japan Building Disaster Prevention Association, 55% of retrofitting projects cost under ¥2,000,000 JPY (~$13,600 USD)

How to Get Started

Understanding Akiya Banks

Local governments operate "akiya banks" (空き家バンク)—online databases listing available properties. Each municipality manages its own system, making comprehensive searches challenging. Properties range from free homes (with conditions) to standard market prices.

Foreign Buyer Requirements

Non-Japanese citizens can legally purchase property in Japan without any special visa. However, if you plan to live in the property, you'll need appropriate visa status. For a detailed guide on the process of buying an akiya in Japan, check out this comprehensive article by JoynTokyo.

Start Your Search on Akiyahopper

We're a search platform that makes it easier for English speakers to explore Japanese property listings:

  • Thousands of akiya listings translated into English
  • Search by region, prefecture, or municipality
  • Sort by price, land size, or building size to find what you're looking for

Start Browsing Properties →

Frequently Asked Questions

Can foreigners really buy property in Japan?

Yes, there are no legal restrictions on foreign property ownership in Japan. You don't need citizenship, permanent residency, or even a visa to purchase property. However, living in the property requires appropriate visa status.

How much does renovation typically cost?

Basic renovations to make a property livable typically cost ¥2,000,000 JPY (~$13,600 USD)

Do I need to speak Japanese?

While not legally required, Japanese language skills are extremely helpful for navigating municipal offices, working with contractors, and integrating into rural communities. Many expats successfully buy properties with basic Japanese and translation apps.

What about property taxes and ongoing costs?

Annual property tax (固定資産税) is 1.4% of the assessed value—typically ¥30,000 JPY (~$204 USD)

Are these properties actually good investments?

For lifestyle? Often yes. For financial returns? Usually no. Rural properties rarely appreciate, but offer affordable homeownership and potential rental income. Properties near cities or tourist areas have better investment potential.

Connect with the Akiya Community

Join these active communities where foreign residents share their experiences, contractor recommendations, and tips for navigating the akiya purchase and renovation process:

  • r/JapanLife - Reddit's largest Japan expat community with regular akiya discussion threads
  • RetireJapan Forum - Focus on financial planning and property investment in Japan
  • r/Akiya - Dedicated subreddit for akiya discussions, renovation projects, and advice

These communities can help you find trusted contractors, understand local regulations, and learn from others' mistakes and successes.

Additional Resources

For more detailed information about buying and renovating akiya:

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