Top 7 Akiya Banks For Foreigners To Use In 2026

Want a free house? Why not look at akiya houses?

Akiya is a Japanese term that refers to an empty or abandoned house in Japan. According to Japan's Statistics Bureau, the 2023 Housing and Land Survey (confirmed results, September 2024) counted approximately 9 million vacant houses nationwide — 13.8% of Japan's total housing stock, a record high. Wakayama and Tokushima Prefectures have the highest vacancy rates at 21.2%, followed by Yamanashi at 20.5%.

For foreigners, these properties present a unique opportunity: affordable second homes, vacation properties, or investment opportunities.

Many of these properties are listed in akiya banks, online platforms that help buyers find and purchase abandoned homes in Japan.

In today's article, we've listed 7 of the best akiya banks for foreigners that help interested individuals find free properties.

What is an akiya bank?

Akiya banks are online house databases that list vacant or abandoned properties for buyers and renters. These banks are often run by local governments, NPOs, or real estate agencies. However, not all the properties within a prefecture are available online, so you must contact the akiya bank for more information.

Because the municipality acts as intermediary rather than a private agent, many akiya bank transactions carry lower or no brokerage fees compared to standard real estate purchases — though buyers are still responsible for registration tax and other standard transfer costs.

There are many akiya banks throughout Japan, and each prefecture has its specialized akiya bank for its area.

Can foreigners buy akiya in Japan?

Yes. Japan places no legal restrictions on foreign nationals purchasing real estate, including akiya through akiya banks. You don't need permanent residency, a specific visa category, or even to live in Japan to buy.

Essentially, non-residents can purchase, hold full title (所有権, freehold ownership), and register property in their own name, exactly as a Japanese citizen would. There's no minimum investment threshold and no requirement for a local co-signer or partner, unlike many countries where foreign land ownership is restricted or requires a domestic partner to hold title.

This applies whether you're buying a rural akiya as a vacation home, a future residence, or a long-term investment, across all 47 prefectures.

What changes for non-resident buyers is what happens administratively and tax-wise after the purchase, covered in the requirements below.

Requirements for foreign buyers

• Signature certificate instead of a registered seal. Japanese property registration (登記) normally relies on a registered personal seal (実印) and seal certificate (印鑑証明書) — something foreign buyers without Japanese residency don't have. In their place, non-resident buyers typically get a notarized signature certificate (署名証明) from a Japanese embassy or consulate, or grant power of attorney to a licensed judicial scrivener (司法書士) who handles the registration filing on their behalf.

• A 20-day foreign exchange report is legally required—and it now applies to akiya bought as second homes too. Under Japan's Foreign Exchange and Foreign Trade Act, a non-resident who acquires real estate (or related rights, such as a leasehold) in Japan must file a report with the Bank of Japan, addressed to the Minister of Finance, within 20 days of acquisition — regardless of price or property size. This isn't new for vacation-home buyers specifically: second homes and vacation properties were already excluded from the old owner-occupier exemption, so most foreign akiya buyers using them as a second home already had to file this report. As of April 1, 2026, the Ministry of Finance removed the residential-use exemption entirely, so this report is now required for essentially all real estate acquisitions by non-residents in Japan. Filing late or filing false information carries a penalty of up to six months' imprisonment or a ¥500,000 fine. The report can be filed by the buyer directly or by a Japan-based agent on their behalf. Source: Japan's Ministry of Finance.

• A tax representative is required for non-resident owners. Fixed asset tax and city planning tax bills are mailed annually to the registered owner, which doesn't work if you don't have a Japan mailing address. Non-resident owners must register a tax representative (納税管理人) with the local municipal tax office to receive and pay these on their behalf.

• One-time purchase taxes apply regardless of nationality. Real estate acquisition tax (不動産取得税) and registration license tax (登録免許税) are both due at the time of purchase, calculated based on the property's assessed value and type.

• Financing. Cash purchases are easiest. Most Japanese banks require permanent residency or long-term visa status before approving a mortgage, though some real estate companies offer financing packages designed specifically for foreign buyers regardless of residency status.

• Neighborhood permissions. Certain rural municipalities running akiya bank programs expect (and in some cases screen for) new residents' willingness to participate in local community activities, particularly in areas actively trying to reverse depopulation.

How do you find an akiya in Japan?

First, determine where you want to search for an akiya in Japan. Akiya exists everywhere in Japan, and it can be overwhelming to search all prefectures and cities to find the one you’re looking for.

To help simplify your search, use these akiya bank English websites to find properties.

Since the highest vacancy rates cluster in Tokushima, Wakayama, and Yamanashi Prefectures, these areas tend to have the most active akiya bank registration and the widest range of listed properties — a reasonable starting point if you don't already have a region in mind.

How Japan's national akiya bank system works—and where English sites fit in

Every municipality runs its own akiya bank independently: a property owner registers a vacant home with their local government, the municipality lists it, and interested buyers contact the municipal office directly to start the application process. Because each municipality manages its own akiya bank sites, there's no single database that covers all of Japan — until the national government stepped in to reduce that fragmentation.

The national aggregator: 全国版空き家・空き地バンク

In 2017, Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT) ran a public tender to select operators for a national akiya bank aggregator (全国版空き家・空き地バンク, "National Vacant House and Vacant Lot Bank"). Two companies were selected — LIFULL HOME'S and At Home, two of Japan's largest real estate portals — and the aggregator moved from trial to full operation in April 2018.

These two platforms pull registered listings from participating municipalities into a single searchable database each. It's a genuine improvement over checking hundreds of individual municipal sites — but two things are worth knowing:

• Participation is voluntary. Not every municipality feeds its listings into the national aggregator, so a property can exist on a local akiya bank page and simply never appear on LIFULL HOME'S or At Home.

• Both are Japanese-only. MLIT funds part of the aggregator's build cost but doesn't operate it directly, and neither operator has built an English interface — which is exactly the gap the English-language platforms in this article exist to fill.

Source: MLIT's official akiya bank information page.

For foreigners, this matters practically: an English akiya bank platform isn't a replacement for the official system — it's a translation and curation layer sitting on top of it (or, in some cases, running its own independent scraping/relationship-based sourcing). Understanding that distinction helps you judge what each platform in this list is actually doing with the listings it shows you.

Top 7 english-language akiya banks for foreigners

Platform	Type	Pricing	Best For
Akiya & Inaka	Brokerage	Free to browse; fees apply if you buy through them	Buyers who want hands-on renovation guidance
Akiya-Mart	Search platform	Free	Self-directed searchers who want a map-first view with USD/JPY pricing
Akiyaz	Brokerage	Consultation-based	Investors prioritizing ROI over emotional attachment to a specific area
Nippon Tradings International (NTI)	Brokerage	Consultation-based	Buyers who want settlement/negotiation handled for them
AkiyaBanks	Aggregator	Free	Researchers who want a bridge to municipal akiya bank pages before committing to a platform
Akiya Japan	Search platform	Free tier + paid subscription for extended data	Buyers who want filterable, map-based browsing across many prefectures
Yuki Homes	Brokerage	Consultation-based	Non-Japanese speakers who want full-service support from search to renovation

Here are 7 English akiya banks for you to use.

Each site has akiya listings in English as well as provides other important information, such as property details, buying procedures, and contact information for further assistance

1. Akiya & Inaka 

Akiya & Inaka is an akiya bank platform to help international buyers acquire rural properties in Japan.

They offer three services to help with property purchasing, selling, and investing in rural Japan. 

• Buyer services: they will help buyers throughout the process from the initial searches to brokerage services, along with renovation guidance.

• Investor services: they provide research, registration assistance, and market entry support for investors in rural real estate development.

• Seller services: working with property owners, they will develop the best sale approach for the property while helping with property preparation, listing advice, and lead generation.

As an akiya bank for foreigners, Akiya & Inaka recognizes the challenges when it comes to akiya houses. So they will adjust their services to help you find the perfect house in Japan.

2. Akiya-Mart

Akiya-Mart is one of the best akiya banks for foreigners and English-speaking individuals looking to find and buy property in Japan.

This akiya bank was founded by Joey and Take, two people who met while studying abroad in Japan and who wanted to create a simplified platform to search for an akiya house. 

Their map search is the easiest way to look at akiyas throughout Japan.

All the real estate listings show:

• The price in yen and USD

• Building and land dimensions

• House or apartment layout

• Links to its Google map location and realtor’s website

Additionally, founders Joey and Take host a podcast where they share their firsthand experiences navigating the challenges and triumphs of purchasing Japanese property, offering valuable insights for prospective akiya buyers.

3. Akiyaz

While not your typical akiya bank, this is an English brokerage-style service, founded and led by Matt Ketchum, that provides its clients with an optimized list of properties to find the best property with the highest return on investment and community impact. 

Fill out their contact form to begin working with them to find properties that best suit your needs.

Their team works closely to support those seeking akiya in Japan and support long-term sustainability and cultural preservation.

4. Nippon Tradings International (NTI)

Nippon Tradings International is another brokerage-style firm in Japan, serving foreigners looking to invest in Japanese real estate. 

They provide access to different types of properties, including akiya properties and holiday homes. Their services include property research, settlement negotiation, and property ownership transfer. 

The NTI team will provide transparent property portfolios and help maximize your property investments.

5. AkiyaBanks

AkiyaBanks is a great online resource for looking at different akiya banks for foreigners; the site shows various akiya listed throughout Japan.

Their akiya bank (English website) collects and aggregates information from various Japanese local governments, including their respective akiya bank pages, recent listings for sale, and relevant resources.

While it is not a property listing site, AkiyaBanks is a bridge for potential buyers with the local governments or property owners.

6. Akiya Japan

Akiya Japan is an akiya bank for foreigners that offers akiya listings in English and other Japanese real estate properties.

To specifically look for akiyas, use their filter tool and select “akiya bank.” From there, their site will show you all available akiya properties in Tokyo, Osaka, or wherever you want to purchase one.

Akiya Japan is very user-friendly. Their map mode is impressive, allowing you to see all the available akiya properties throughout Japan.

7. Yuki Homes

Yuki Homes is a real estate brokerage focused on helping overseas buyers purchase property in Japan without the usual confusion and language barriers.

Their website is built for non-Japanese speakers and offers an English-friendly property search alongside practical, hands-on support throughout the buying process.

From finding a home to handling contracts, renovations, and post-purchase logistics, Yuki Homes positions itself as a guide for foreigners who want to own property in Japan but need local expertise they can trust.

👉 Read also: How to Navigate Municipal Akiya Bank Websites (Even When You Don't Speak Japanese)

What's the difference between a Japanese akiya bank and an English akiya bank?

Japanese akiya banks offer complete local listings in Japanese, while English platforms curate listings for foreign buyers and provide easier navigation and additional services.

Here's a table showcasing the primary differences in approaches:

Feature	Japanese Listings	English Listings
Language	Japanese	English
Audience	Local (residents, investors)	Foreigners (expats, investors)
Transparency	Higher (but requires literacy)	Lower (may omit practical details)
Accuracy	Factual, sometimes bureaucratic	Romanticized, market-driven
Ease of Access	Harder to browse, more red tape	Easier to browse, curated
Extra Requirements	Often community or legal hoops	May downplay these

How do I use an akiya bank?

🔎Quick summary

To use an akiya bank, decide on a location, narrow your selection by price and property type, schedule viewings, and plan for renovations and utility setup.

Step-by-step: How to use an akiya bank to search for a Japanese property

Note: quite a few of these sites have a membership component where a greater range of properties are only accessible once you've signed up.

1. Decide on a location

To help narrow down all the akiya houses in Japan, you’ll need to decide where in Japan you wish to purchase property.

You can start regionally, like Kanto, then look in more specific areas, such as Saitama or Chiba.

Some properties near the city center will be more expensive than in more rural areas of Japan. Property prices are further dependent on the property's condition, size, and location.

If you have a particular location in mind, you can do a quick search in Japanese: [place name]市空き家バンク. While an English site may exist, searching in Japanese may turn up more listings for your perusal.

2. Narrow your selection

Some akiya banks will have transparent listings, such as the date added, outside and layout photos, the property's total cost, the cost of renovation, and so on.

Other akiya banks might present the bare minimum information to allow potential buyers to contact them for specific consultations.

3. Visit the property

Schedule viewings for the properties you are interested in.

Brokerages, such as the English-speaking real estate brokerages listed in this article, can help guide you through the process, answering any questions you have, and can provide financing and renovation advice.

How do you set up an akiya house?

Before moving into your new akiya house, you’ll need to set up the water, electricity, and internet. Additionally, even a free or heavily discounted akiya typically needs renovation—budgets commonly range from several hundred thousand yen for cosmetic repairs to several million or tens of millions of yen for structural work, particularly on older wooden-frame houses. But setting it up can be complex, as it often involves calling local services to coordinate on-property setups.

If you need help, MailMate is a bilingual property management service that can assist you as you begin your akiya journey.

How can MailMate help you set up your akiya?

MailMate’s Akiya & Vacation Home Package is perfect for foreigners abroad who want to set up their akiya properties so that everything is ready for them when they arrive in Japan. 

a. Utility liaison

Let MailMate set up and manage your essential utilities, such as electricity, water, and gas. We’ll make sure they are up and functioning.

Plus, we’ll ensure these bills are paid so you don’t incur late fees or get your utilities turned off. 

b. Tax agent representation for your property taxes

There are two main real estate taxes you have to pay in Japan after paying property acquisition tax: these are fixed asset tax (固定資産税, kotei shisan zei) and city planning tax (都市計画税, toshi keikaku zei).

If you do not reside in Japan, you will need to appoint someone to pay these taxes on your behalf. 

MailMate can act as your tax representative to ensure you and your property comply with local tax regulations. We’ll also manage all the necessary Japanese paperwork for you.

c. Bilingual mail translation

MailMate also provides a virtual mailbox address and will receive, scan, and translate your mail, so you can understand any important Japanese notifications that are sent to your Japanese property. 

d. Maintenance scheduling

Navigating maintenance issues in a foreign language can turn simple repairs and house to-dos into frustrating ordeals.

With MailMate's expert bilingual coordination, you'll never struggle through complicated Japanese maintenance conversations again.

Simply tell us what your property needs—from plumbing repairs to seasonal maintenance—and our team handles everything, communicating with local contractors and confirming quality work completion.

Frequently asked questions

Can anyone use an akiya bank in Japan?

Most akiya banks in Japan are open to foreigners, permanent residents, and Japanese citizens alike, since there is no nationwide rule restricting who can apply. Eligibility conditions are set by each individual municipality rather than the national government, and some rural towns limit applications to people who intend to relocate to that specific area rather than casual investors. A few programs prioritize applicants moving from outside the prefecture, since the goal of many akiya bank programs is to reverse local population decline. Always check the specific municipality's stated conditions before applying, since rules differ from town to town.

Does the Japanese government fund akiya banks?

Local municipalities fund and operate their own individual akiya banks using city, town, or village budgets earmarked for housing and regional revitalization. At the national level, Japan's Ministry of Land, Infrastructure, Transport and Tourism helped fund the construction of a national aggregator site, called the National Akiya and Vacant Lot Bank (全国版空き家・空き地バンク), which launched into full operation in April 2018. That national aggregator is run day to day by two private companies, LIFULL HOME'S and At Home, not by the government directly. Individual municipal akiya banks remain independently funded and managed even when their listings also appear on the national aggregator.

Can Americans, or other foreigners, buy a house in Japan?

Yes, American citizens and foreign nationals of any country can legally buy a house in Japan, including an akiya, with no restrictions based on nationality or residency status. Buyers can hold full title to land and buildings in their own name, the same as a Japanese citizen. Japan does not require a minimum investment amount or a local co-signer for a foreign buyer to complete a purchase. What does apply specifically to non-resident buyers is a set of administrative and tax requirements after the purchase, covered elsewhere in this article.

What financing options are available to foreigners buying an akiya?

Cash purchases are the most common and straightforward option for foreign buyers, especially since many akiya are priced under 5 million yen. Most Japanese banks require permanent residency or long term visa status before approving a mortgage, which rules out financing for many overseas buyers who don't live in Japan. Some real estate companies offer financing packages designed specifically for foreign buyers regardless of residency status, though terms and availability vary by lender. A number of rural municipalities also offer low interest renovation loans or subsidies to attract new residents, which can offset the cost even without a traditional mortgage.

Do foreign buyers need to report an akiya purchase to the Japanese government?

Yes. Under Japan's Foreign Exchange and Foreign Trade Act, a non-resident who acquires real estate in Japan must file a report with the Bank of Japan, addressed to the Minister of Finance, within 20 days of the acquisition, regardless of the property's price or size. Vacation homes and second homes have never qualified for the old owner-occupier exemption, so most foreign buyers purchasing an akiya as a second home already needed to file this report. As of April 1, 2026, Japan's Ministry of Finance removed the residential use exemption entirely, meaning the report is now required for nearly all non-resident real estate purchases. Filing late or filing false information can carry a penalty of up to six months imprisonment or a 500,000 yen fine.

Do I need a real estate agent to buy through an akiya bank?

Not always. Because the municipality itself acts as the intermediary in most akiya bank transactions rather than a private real estate agent, many akiya bank purchases carry lower or no brokerage fees compared to a standard real estate purchase. That said, some municipalities require or strongly recommend that buyers work with a licensed real estate agent to complete the legal transfer, particularly for more complex or higher value properties. Brokerage style akiya platforms, as opposed to municipal akiya banks, typically do involve an agent by design. Buyers should confirm each municipality's specific process before assuming no agent is needed.

How much does it cost to renovate an akiya?

Renovation costs for akiya vary widely depending on the property's age, size, and structural condition, but budgets commonly range from several hundred thousand yen for cosmetic repairs to several million or tens of millions of yen for structural work. Older wooden frame houses, which make up much of Japan's akiya housing stock, are more likely to need foundation, roofing, or earthquake resistance upgrades than newer properties. Some municipalities offset these costs with renovation subsidies or low interest loans specifically for akiya buyers. Getting a professional building inspection before purchase is the most reliable way to estimate true renovation costs for a specific property.

Do foreign owners need a tax representative for an akiya in Japan?

Yes, in most cases. Non-resident property owners in Japan are required to register a tax administrator, known as a nozei kanrinin (納税管理人), with the local municipal tax office, since annual bills for fixed asset tax and city planning tax are mailed to the registered owner and a non-resident without a Japan mailing address cannot receive them directly. The tax administrator receives these notices on the owner's behalf and ensures they are paid on time to avoid penalties. This is separate from, and in addition to, the foreign exchange reporting requirement that applies to the purchase itself. Property management services that specialize in supporting overseas owners, such as MailMate, can act as this tax representative.

In closing

The English-language akiya banks featured in this article provide essential tools for foreign buyers to discover their ideal Japanese property without language barriers.

These platforms simplify searching across different regions while offering crucial guidance on purchasing procedures and property specifics.

Once you've found your perfect akiya, preparing it for use presents another challenge.

MailMate's comprehensive property management services bridge the gap for overseas owners by handling utility setup, tax obligations, communication with contractors, and Japanese mail translation.

We do the following:

• Receive and pay your property tax bills without a Japanese bank account.

• Register MailMate as your Domestic Point of Contact at the time of your property purchase.

• Receive your Japanese Mail digitally with English summaries & an interactive Mail Concierge.

• Local point of contact and bill pay for your condo or building association.

• Local point of contact for utility set-up and ongoing bill-pay.

• Fiber optic internet set-up at your property (inclusive of monthly internet fees).

• Home owner's insurance quote and contract support.

...And much more. Get started on your akiya journey today!

👉 Additional reading:

• Does It Snow in Japan? Regional Snowfall Guide for Visitors and Property Owners

• Japanese Toilet Upgrade Guide for Akiya Owners: Wastewater Systems, Costs, and What to Check Before You Buy

• Can an American Buy a House in Japan? A Complete Guide for US Buyers

• Is There a Zillow in Japan? The Best Sites to Find Property as an American