Buying an Akiya in Japan: 10 Questions to Ask Before a Viewing

The Journal · All articles

A tiled roof, a quiet garden and a price that makes you stop scrolling. An akiya listing can make owning a home in Japan feel suddenly possible. The next step is finding out whether that particular house fits the life you want.

This checklist is for overseas buyers preparing a shortlist or a viewing trip. You do not need every answer before a first visit, but you do need to know which questions are still open before you commit. (Akiya simply means a vacant home; it says nothing about price, condition or availability. See why vacant homes are not always for sale.)

1. Is This Home Available, and What Is Included?

Ask

• Is the seller still accepting enquiries, and at what price?
• Can I have a current floor plan and a description of the land, buildings, parking and outbuildings?
• Will furniture and stored belongings stay or be removed?

Keep the original listing and the date of the agent’s reply together, so you can spot changes.

2. Does It Suit the Way You Plan to Use It?

A home for occasional stays, a full-time residence and a rental business need different research. Write down your intended use before choosing a region.

Ask

• What needs checking for my intended use at this specific address? (Ask the agent and the municipal office.)
• If rental income is part of the plan, is that use actually permitted here?

3. What Will the Whole Project Cost?

Budget line	What to get
Purchase price	The confirmed asking price, in writing.
Agent’s fee and transaction costs	The fee agreed in advance. MLIT’s guidance explains fee limits, including special rules for low-priced homes.
Inspection	A quote for what the inspection covers.
Repairs and renovation	Written estimates that separate confirmed amounts from allowances.
Furnishing, travel and coordination	Your own estimate, including translation or support if needed.
Ongoing care	A yearly figure for upkeep, management and taxes.

Avoid using one flat percentage for every akiya; the property and the work it needs make the difference.

For a real example of the full cost, see every yen I paid for my own akiya.

4. What Is Known About the Building’s Condition?

Ask

• When was it built, and are plans and renovation records available?
• Are there records of leaks, pest treatment or repairs?
• Can a qualified professional inspect it, and what would the inspection cover?

At the viewing, note anything that deserves a professional look, such as water stains or uneven floors. Photos and a pleasant visit cannot show concealed parts of a house, and an inspection is not a guarantee either: MLIT’s inspection guidance describes a basic check centered on visual methods. See also buying a house without a guarantee on condition.

5. Access, Boundaries and Future Work

Ask

• Which road gives access, and are there shared access arrangements?
• What is known about the boundaries?
• Can I carry out the work I have in mind (rebuilding, extending, major renovation), and what must be checked before I buy?

For building plans, have the local office and an appropriate building professional assess the site. Japan Zoning Explained covers rebuild restrictions.

6. Which Utilities Are Connected and Working?

Ask

• What is the water supply and drainage? Are electricity and gas connected?
• Which services can be tested at the viewing, and which are disconnected?
• Is internet available at this address? (Don’t rely on town-wide coverage claims.)

Get separate estimates for anything that needs repair, replacement or reconnection.

7. What Do the Official Hazard Maps Show?

Look up the exact location on Japan’s Hazard Map Portal, which covers flood, landslide, storm-surge and tsunami risk. Read each map’s legend, then check the municipality’s own information and evacuation guidance. Save the link and the location you checked.

8. Would Daily Life Here Work for You?

Plan a normal day, not just a nice weekend:

• How far are groceries, medical care and the nearest station? If you won’t drive, test the actual journey and timetable.
• What are the seasons like, and how do rubbish collection and neighborhood arrangements work?
• If you can, walk the area and come back at a different time of day.

9. Who Will Care for the House When You Are Away?

Before buying a home you will use part of the year, decide who will hold keys, visit, report problems and arrange repairs. Agree the scope, visit frequency, photos and emergency contacts in writing, and get an estimate for this house and your expected absences. MLIT’s vacant-home guidance stresses regular ventilation and garden care.

10. Who Is Responsible for Each Remaining Answer?

The agent, a building professional, the municipality and other specialists will each answer different questions. Keep a simple list:

Question	Who answers	Evidence still needed
Can the home be rebuilt?	Municipal office, building professional	Written confirmation for the address
Is the roof sound?	Inspector	Inspection report
What is the agent’s fee?	Agent	Written fee agreement

Ask for time, and language support, to understand documents before signing. The formal important-matters briefing is part of every agent-mediated sale; a casual conversation at a viewing is no substitute.

A Simple Way to Compare Your Shortlist

Give each property a status for every question, with the source and date of each answer:

Stage	What to do
Before booking travel	Confirm availability, viewing access, your main requirements and any obvious mismatch.
At the viewing	Record what you see, ask before taking photos, and list follow-up questions.
Before committing	Resolve the issues that affect your decision, with professionals and written information.

Need help organizing priorities, research and communication? See how akiya consulting supports overseas buyers, and clarify which work needs a separately appointed professional.

Start with a Conversation About Your Japan Home Plans

Bring your priorities and open questions to a free 30-minute consultation with Yuko. You don’t need to have chosen a property. You can also browse our FAQ and consulting services.

Sources and scope: official sources linked above were checked on October 12, 2026. This is a preparation checklist, not a property assessment or advice on a specific transaction. Confirm current requirements with the relevant authority and qualified professionals.