The Truth About Akiya Availability
Introduction
Japan’s akiya (vacant homes) are often portrayed in the media as an endless supply of cheap housing waiting for buyers. While there’s some truth to this, the reality is far more nuanced. If you’re an international buyer considering Japan’s vacant-home market, it’s crucial to understand which akiya are actually available, which are not, and how the system works.
In this post, we’ll explore the real picture of akiya availability – backed by government, academic, and real estate sources – so you can make informed decisions.
Understanding Japan’s Vacant-Home Policies
Government Context
Japan’s housing and vacant-home measures are overseen by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT). While MLIT’s English-language website covers broad housing policy, it doesn’t provide akiya-specific details.
The key law is the Act on Promoting Measures to Address Vacant Houses (known as the Vacant Houses Special Measures Act, or simply the Akiya Law), first enacted in 2015.
In 2023, the law was revised, granting local governments new tools, including:
- Designation of “inadequately managed akiya.”
- Revocation of tax exemptions for certain vacant houses.
- Simplified administrative procedures for demolition.
- Establishment of “akiya utilization promotion areas.”
The government also promotes Akiya Banks – municipal databases listing vacant homes for sale or rent. These databases sometimes include publicly owned assets, making it easier for buyers to search across multiple categories.
🔗 Related reading: Japan Policy Forum on Housing Measures
Breaking Down the Vacant Housing Stock
Japan has more than 9 million vacant homes, but only a fraction are truly market-available. Let’s break them down:
| Category | Rough Share | Description / Status | Accessibility for Buyers | Risks / Caveats |
| Rental Vacancies | ~50% | Empty homes/apartments owned by landlords | Generally not for sale | Common in rural areas; often stay empty for long periods |
| Homes For Sale | ~3–4% | Actively listed on the market | Accessible via Akiya Banks & realtors | Often old, need repairs; title/utility issues possible |
| Abandoned / “Other” | ~40%+ | Inherited, neglected, unlisted homes | Off-market, local connections required | Title disputes, deferred maintenance, demolition risks |
| Second / Holiday Homes | Small share | Used intermittently by owners | Only if owner decides to sell | Condition may deteriorate after years of non-use |
According to The Guardian (May 2024):
- 9 million vacant homes exist.
- 4.4 million are rental properties.
- 3.8 million are of unknown status.
- Only ~330,000 are listed for sale.
Barriers That Prevent Vacant Homes from Being Sold
Despite the large numbers, many akiya remain locked off the market. Here’s why:
- Inheritance and Title Issues
- Many akiya are inherited but not registered by heirs.
- Since 2021, heirs are legally required to register property, with penalties for failing to do so.
- Many akiya are inherited but not registered by heirs.
- Emotional & Cultural Resistance
- Family homes often hold ancestral or spiritual value.
- Owners may resist selling if family altars (butsudan) remain inside.
- Family homes often hold ancestral or spiritual value.
- High Renovation or Demolition Costs
- Old houses need costly plumbing, roofing, and earthquake retrofits.
- Demolition is expensive, and subsidies are limited.
- Old houses need costly plumbing, roofing, and earthquake retrofits.
- Low Resale Value & Weak Demand
- In shrinking rural areas, resale is difficult.
- Owners hesitate to sell because investments rarely pay off.
- In shrinking rural areas, resale is difficult.
- Municipal Limitations
- Local governments can designate unsafe akiya but often lack resources to enforce actions.
- Local governments can designate unsafe akiya but often lack resources to enforce actions.
How Foreign Buyers Can Navigate the Akiya Market
While the challenges are real, international buyers still have opportunities. Here’s how to succeed:
1. Use Akiya Banks
- Municipal Akiya Banks are the main entry point.
- Listings may include photos, prices, and contact details.
- Some are Japanese-only, but English-language aggregators exist.
2. Work with Local Real Estate Agents
- Many akiya remain off-market.
- Local brokers often have inside connections with property owners.
3. Prepare for Renovation & Bureaucracy
- Factor in inspection, repairs, utility reconnection, and permits.
- Renovation often costs more than the purchase price.
4. Check Local Incentives
- Some towns offer subsidies, grants, or tax breaks for buyers who relocate.
5. Conduct Due Diligence
- Verify ownership, liens, unpaid taxes, and zoning. (to be checked by the licensed realtor)
- Check disaster risk zones (flood, landslide).
Summary and Key Takeaways
- Japan has 9 million vacant homes, but most are not on the open market.
- Only 3–4% of akiya are listed for sale; the rest are rentals, abandoned, or inaccessible.
- The Akiya Law and its 2023 revisions are pushing for better management and visibility.
- International buyers face few legal restrictions but must navigate bureaucracy, renovations, and limited supply.
- Success comes from patience, local networking, and thorough due diligence.
FAQs About Akiya for International Buyers
1. Can foreigners legally buy akiya in Japan?
Yes. Japan does not restrict foreign ownership of real estate. You can buy akiya outright.
2. Are akiya really as cheap as the media claims?
Some are priced under ¥1 million (~$7,000), but renovation and legal costs often exceed purchase prices.
3. What is the biggest challenge in buying akiya?
The hidden costs and legal complexities – title issues, repairs, and municipal approvals.
4. Where can I find akiya listings in English?
Some aggregator websites and real estate firms translate listings, but the most comprehensive sources are Japanese-language Akiya Banks, Suumo, At Homes, Nifty.
5. Are there government subsidies for buying akiya?
Yes, some towns offer renovation grants or moving incentives, especially in depopulated areas.
Final Thoughts
The headline of “9 million vacant homes” doesn’t mean there are 9 million easy purchases waiting. For international buyers, the real figure of accessible akiya is much smaller. Still, with patience, local help, and clear-eyed budgeting, buying akiya can be an exciting opportunity especially for those committed to long-term projects in Japan.