No Visa Required. No Restrictions. No Catch.
Japan has 8 million vacant houses and zero legal restrictions on foreign ownership. The only barrier is knowing how — and that's exactly what this guide solves.
The Buying Process
No jargon. No fluff. Just the 6 steps between you and a Japanese property.
Start with akiya databases: Akiya & Inaka, SME Japan, or local municipality portals. City apartments list on Suumo and AtHome — both have English-language versions. Decide: rural akiya renovation project, or move-in-ready city apartment?
Browse English Akiya Database →A licensed fudousan (real estate) agent handles the transaction. For akiya, always commission an independent home inspection (¥50,000–¥100,000) before committing. Japanese wooden buildings have specific structural considerations — don't skip this.
Negotiation is accepted but understated. The juyo jiko setsumei (important matters explanation) document is read aloud by your agent before signing — this is legally required and protects you. A 10% deposit (手付金) secures the property.
Cash is simplest for non-residents. For mortgages: Japan Housing Finance Agency and some regional banks lend to non-residents with a Japanese co-signer. Rates are historically low (0.5–1.5%). Required documents: passport, proof of income, foreign tax returns for 2 years.
Closing happens at a notary's office with your agent and the seller. A judicial scrivener (司法書士) handles title registration — cost ¥80,000–¥150,000. Taxes: 3% real estate acquisition tax + annual fixed asset tax (固定資産税) of roughly 0.14–0.3% of assessed value.
Akiya renovation costs vary enormously: ¥500K for cosmetic updates, ¥5–10M+ for full structural renovation. Many municipalities offer renovation subsidies for akiya buyers. Rental income from a Japanese property is taxed in Japan — a tax accountant (税理士) is worth the ¥50,000/year fee.
Renovation Cost GuideGo Deeper
Finding, buying and renovating a vacant Japanese house — the full picture.
Neighbourhoods, price ranges, the buying process and how to get a mortgage.
Gross yields of 6–12% in regional cities. Is it worth it? Honest analysis.
FAQ
A: Yes. Japan has no restrictions on foreign property ownership — no visa, no residency, no local partner required. You can buy, own and sell Japanese property from anywhere in the world. A power of attorney allows a local representative to complete the purchase on your behalf if you can't be present for closing.
A: Yes — budget 6–10% on top of the purchase price for acquisition costs: real estate agent fee (3% + ¥60,000), registration tax, acquisition tax, judicial scrivener fee and stamp duty. For akiya, add renovation budget. Annual costs include fixed asset tax (0.14–0.3% of assessed value) and any property management fees.
A: Directly, no — property ownership alone doesn't grant a visa. However, it strengthens applications for Business Manager visas (if you're running a rental operation), and demonstrates ties to Japan for long-stay visa applications. Many akiya buyers later apply for a Permanent Residency based on their years of Japan-based activity.