Japan's Abandoned Houses: Why 9 Million Homes Sit Empty

Japan had 9 million vacant homes in 2023, or 13.8% of all housing. That is a record, according to the Ministry of Internal Affairs’ Housing and Land Survey.

But not every vacant home is abandoned. About 3.85 million vacant houses have no tenant, buyer, or future resident. These are the true abandoned Japanese houses, often called akiya (空き家).

This guide explains why so many akiya houses exist, where they are, and what they cost. It also covers the 2023 and 2024 law changes every buyer and heir should know.

How many abandoned houses are in Japan?

The number of abandoned homes is growing. Akiya with no future use rose by 370,000 between 2018 and 2023.

Where are most abandoned houses located?

Abandoned houses cluster in rural areas of western Japan. Kagoshima has the highest rate of akiya with no future use, at 13.6%. Kochi follows at 12.9%, then Tokushima and Ehime at 12.2%.

Big cities have far fewer. Tokyo has the lowest share of akiya with no future use, at 2.3%. Okinawa has the lowest overall vacancy rate, at 9.3%.

Why does Japan have abandoned properties?

Owners abandon properties for various reasons. Most come down to population decline, inheritance, and taxes.

1. An aging population and low birth rate

Japan has one of the world’s oldest populations. In September 2023, more than one in 10 people were 80 or older for the first time.

Japan also has few children. When older owners pass away, younger generations often live in cities and don’t want rural homes. Many houses in the countryside are then left abandoned.

2. Inheritance issues

Inheritance disputes can leave a house stuck for years. Heirs may disagree, live abroad, or never register the property.

Since April 2024, heirs must register inherited property within three years of learning about it. The rule also covers homes inherited before 2024. Missing the deadline can bring a fine of up to ¥100,000.

Read our guide to Japan’s inheritance tax for the tax side.

3. Property taxes

Owners must pay property taxes every year, even on vacant houses. Japan’s tax rules also reward leaving an old house standing.

Land with a house on it gets a large fixed asset tax reduction, of up to five-sixths. If you demolish the house, the tax on the land can rise up to six times. Many owners decide to keep the house, even if no one lives in it.

The government changed this in December 2023. Cities can now warn owners of poorly managed vacant homes. After a warning, the owner loses the tax reduction. See our guide to akiya taxes.

4. Demolition costs

Demolishing a 30-tsubo (about 99 m²) wooden house typically costs ¥1.2 million to ¥1.8 million. In rural areas, that cost can exceed the land value.

Owners with little chance of selling have no reason to pay for demolition.

5. Preference for new homes

Japanese buyers strongly prefer new homes. Older houses lose value quickly, so many owners struggle to sell them. Our article on housing depreciation in Japan explains why.

What are the solutions for abandoned houses?

The government and local governments offer several programs to bring akiya properties back into use.

1. Relocation and housing support

Many towns pay people to move to the countryside. Support can cover moving costs, temporary living costs, and job training. See will Japan pay you to move there? for current programs.

Many supported homes are in remote areas, so check access to hospitals, shops, and transport first.

2. Grants and subsidies

Local governments often subsidize renovating akiya houses. Grants can cover repairs, utility installation, and structural upgrades. Eligibility and amounts vary by town.

3. Akiya banks

Akiya banks (空き家バンク) are free listing sites run by local governments. They list vacant houses for sale or rent. Some properties are offered for a token price or even free.

Our guide to akiya banks for foreigners explains how to search them.

4. Returning inherited land to the government

Since April 2023, heirs can hand unwanted inherited land to the government. You must pay ten years of management costs, starting at ¥200,000, plus a ¥14,000 review fee per parcel. The land must be cleared, so you need to demolish the house first.

The 3 main types of abandoned houses in Japan

1. Kominka (古民家) houses: traditional countryside homes

Also known as minka, kominka are traditional wooden homes typically found in rural areas of Japan. Many are 80 years old or more. Builders used natural materials such as wood, clay, and thatch. Some come with farmland, which needs permission from the local Agricultural Committee to buy. They often feature tatami rooms, engawa (verandas), and steep thatched or tiled roofs.

Kominka are usually stand-alone houses with larger floor plans and land plots, making them attractive for buyers seeking space, privacy, and proximity to nature. However, they often require major renovations to meet modern living standards, especially for plumbing, heating, and insulation.

👉 Learn more in our guide to kominka houses.

2. Machiya (町家) houses: traditional townhouses

Machiya are traditional urban townhouses, typically found in historic districts of cities like Kyoto, Kanazawa, and Takayama. Unlike kominka, machiya are built in narrow, deep plots (known as “eel’s beds”) and often combine living space with storefronts, reflecting their origin as merchant homes.

These houses offer a more central location and cultural value, but they also come with strict preservation rules in some areas. Renovation costs can be high due to the need to preserve architectural authenticity and meet safety codes.

3. Akiya (空き家) houses: general vacant houses

The term akiya simply means “vacant house” and covers a wide range of properties, from aging suburban homes to severely deteriorated rural buildings.

Akiya can be:

• Traditional or modern in style

• In towns, suburbs, or countryside

• Structurally sound or in need of demolition

While some akiya are sold at very low prices—and occasionally offered for free—they may have structural problems that require repairs.

Keep in mind that affordability often comes with trade-offs in location, condition, and infrastructure. To learn more about free houses in Japan, check out this article.

How can I buy an akiya in Japan?

Here are the general steps to buy an akiya house in Japan.

Buying property in Japan as a foreigner follows five steps. Real estate agents usually guide you through each one.

Why is it hard to find an agent? Real estate agents earn a commission on the sale price. Cheap akiya houses pay them very little for a lot of work.

“Real estate agencies make such thin margins on akiya properties that there’s no incentive for someone to help you buy akiya.” -Joey Stockermans, co-founder of Akiyamart (read the full interview, 2024)

1. Inquiry: Contact the seller through an akiya bank or listing site. Give your name, contact details, and planned move-in date.

2. Property viewing: The agent arranges a visit or a video call. Bring a Japanese speaker if you can.

3. Purchase application: Submit a non-binding letter of intent with your offer price. The seller can negotiate or decline.

4. Contract signing: Review the Japanese contract and fees with your agent. Pay the deposit and agent commission. If you live abroad, appoint a proxy (代理人, dairinin).

5. Closing: Pay the balance, usually two to three weeks later. A judicial scrivener registers the title at the Legal Affairs Bureau.

👉 For the full process, read how to buy a house in Japan as a foreigner. To browse listings, see akiya houses for sale in Japan.

What are the real costs & risks of buying an akiya?

While Japan’s abandoned houses can look unbelievably affordable, the true cost of ownership can be much higher than the listing price suggests.

Below are the most common hidden costs, financial risks, and deal-breaking surprises that many buyers discover only after taking on an akiya.

1. Renovation costs are often higher than the purchase price

Many akiya need full structural renovation, not cosmetic repairs. Typical renovation estimates across Japan:

The Akiyamart founders learned this first-hand. They bought a house in Beppu for $40,000. In a 2024 interview, they expected their custom renovation to cost about $40,000 more.

“We budgeted 100% of our purchase price of the house.” -Take Kurosawa, co-founder of Akiyamart (read the full interview, 2024)

Cheaper homes follow the same pattern. Co-founder Joey Stockermans says a $5,000 home may need about $20,000 in renovation to become livable.

👉 Our renovation cost guide breaks down prices by room.

2. Earthquake resistance can be a major liability

Houses built before 1981 often do not meet Japan’s modern seismic standards. Many akiya fall into this category and may require:

• Structural reinforcement

• Foundation stabilization

• Re-roofing or beam replacement

Even if a home “looks fine,” hidden structural damage can double or triple renovation costs.

3. Asbestos, termites, mold, and water damage

Japan’s humid climate means older homes frequently have:

• Termite damage

• Black mold in unventilated areas

• Asbestos in older roofing and insulation

• Rotting beams from water intrusion

These problems are common in abandoned homes. Akiya expert Matt Ketchum says every buyer should pay for a professional inspection.

“I don’t care how much or how cheap... spend ¥80,000 to get a licensed inspector to look the property over.” -Matt Ketchum, founder of Akiyaz (read the full interview, 2024)

See our guide to home inspections in Japan to find one.

4. Farmland restrictions can block your purchase

Many kominka, or rural akiya, include farmland parcels—even tiny ones. Under Japan’s Farmland Act (農地法, nouchi ho):

• Anyone who isn’t a farmer needs permission to buy farmland, Japanese or foreign

• You must obtain approval from the local Agricultural Committee

• You must show you will actually farm the land. Since April 2023, there is no minimum farm size, so small plots with akiya are easier to buy.

Some buyers unknowingly purchase a house they cannot legally transfer into their name until farmland issues are resolved or subdivided.

5. Unclear ownership & multi-heir problems

A major risk that affects thousands of akiya: Japan often has vacant houses with 5, 10, or even 20+ heirs.

Problems include:

• Some heirs live abroad or cannot be located

• Some refuse to sign the transfer

• Title cannot be transferred until all heirs agree

• Legal resolution can take years

This is why some abandoned properties are listed cheaply or appear “stuck” on akiya banks.

6. Infrastructure may be outdated or nonexistent

Many abandoned houses still use:

• Septic systems that do not meet modern standards

• Old water lines that fail pressure tests

• No insulation or heating

• Single-pane windows

Upgrading these often costs more than renovating the interior.

7. Demolition fees can surpass the land value

If an akiya is beyond repair, demolition adds another ¥1,000,000 to ¥3,500,000 or more. A typical 30-tsubo wooden house costs about ¥1.2 to ¥1.8 million. The final cost depends on:

• Location

• Asbestos presence

• Access for demolition vehicles

• Material disposal fees

Some “free houses” are effectively giveaways because demolition fees exceed the value of the land.

8. Ongoing costs that many foreign buyers don’t expect

Even if you rarely visit Japan, you must still pay:

• Fixed asset tax

• City planning tax

• Mandatory community fees in some villages

• Insurance (homeowner + earthquake)

• Utility base fees even when not in use

If you live overseas, you must also appoint a tax representative—a legal requirement that many new buyers learn about only after purchase.

9. Rural access challenges

Many akiya are located in:

• Mountain villages with heavy snow

• Regions with no trains or buses

• Areas with limited hospitals, shops, or schools

Low prices often reflect severe depopulation and lack of services.

10. “¥0 houses” still require large upfront investment

Free or symbolic-price akiya often come with:

• Structural instability

• Farmland complications

• Community approval requirements

• Mandatory demolition

• Unpaid back taxes or association fees

• Non-negotiable renovation obligations

The total cost can easily exceed that of a normal used home in a populated area.

What to do if you inherit an abandoned house in Japan

Many property owners inherit akiya they never plan to use. You have four main options.

1. Register the inheritance. You must do this within three years, or face a fine of up to ¥100,000.

2. Sell or rent it. List it on an akiya bank or with local real estate agents.

3. Demolish it. Expect ¥1.2 million or more for a typical wooden house. Remember that the land tax can rise after demolition.

4. Return the land to the government. Clear the land, then pay management fees starting at ¥200,000.

If you do nothing, the city can label the house poorly managed. You then lose the tax reduction and may pay up to six times more in tax. Unpaid property taxes also build up with late fees.

How to handle Japanese property taxes if one lives abroad

Owners of akiya pay three main taxes:

• Real estate acquisition tax (不動産取得税, fudōsan shutoku zei): once, after purchasing

• Fixed asset tax (固定資産税, kotei shisan zei): every year

• City planning tax (都市計画税, toshi keikaku zei): every year, in some areas

The city mails tax bills to the property’s address in Japan. If you live abroad, you must appoint a tax representative to receive and pay them.

Many foreign investors and property owners appoint MailMate as their tax representative, as MailMate provides the following services and more:

• 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.

• Get fiber optic internet set-up at your property (inclusive of monthly internet fees)

When you make MailMate your tax representative, they’ll handle all that paperwork. So all you need to do is to click “Pay,” and just like that, your taxes are paid.

Frequently asked questions

How many abandoned houses are in Japan?

Japan had 9 million vacant homes in 2023, or 13.8% of all housing. About 3.85 million of these have no tenant, buyer, or future resident. Around 1.59 million vacant homes show decay or damage.

Why are there so many abandoned houses in Japan?

Japan’s population is aging and shrinking, and younger generations move to cities. Inheritance problems and demolition costs also play a role. Tax rules reward keeping an old house standing, because land with a house pays far less tax.

What are abandoned houses called in Japan?

Japanese people call them akiya (空き家), which means “empty house.” Traditional countryside homes are called kominka, and old city townhouses are called machiya.

Can foreigners buy abandoned houses in Japan?

Yes. Foreigners can buy houses and land in Japan without residency or a visa. Farmland is the main exception, because any non-farmer needs permission to buy it.

Are there free houses in Japan?

Yes. Some akiya banks list houses for free or a token price. You still pay for registration, taxes, and often major renovation. The total cost can exceed that of a normal used home.

How much does it cost to renovate an akiya?

A standard renovation of the kitchen, bath, and floors typically costs ¥2 to ¥6 million. Full structural renovation can exceed ¥10 million. Demolition, if needed, typically costs ¥1.2 to ¥1.8 million for a wooden house.

Are there abandoned houses for rent in Japan?

Yes. Some akiya banks list houses for rent as well as for sale. You can also ask local real estate agents for akiya rentals.

What happens if I inherit an abandoned house in Japan?

You must register the inheritance within three years, or face a fine of up to ¥100,000. You can then sell, rent, or demolish it. You can also return cleared land to the government for a fee starting at ¥200,000.

In closing

Japan’s abandoned houses offer affordable property, but the real cost goes far beyond the price. Budget for renovation, inspection, closing costs, and yearly taxes before you buy.

Owning an akiya from abroad brings ongoing paperwork in Japanese. That is where MailMate can help.

Whether you are an akiya owner, owner of multiple properties, or vacation home owner, MailMate’s Akiya & Vacation Home Package will help anyone with all their property management needs.

The bilingual service includes the following features:

• Tax representative for annual real estate tax payments

• Domestic point of contact for authorities (required by law)

• Bill pay support for property tax payments

• Tax notifications with English summaries

• A virtual mailbox to receive the mail that arrives at your Japanese property

• Manage important property documents and notifications in one place

• Home owner's insurance quote and contract liaison

Other services MailMate offers include utility and Internet setup of your Japanese property.

Founded in 2019, MailMate has simplified property ownership for foreigners living abroad and is used by akiya owners around the world.

Sources

• Ministry of Internal Affairs and Communications: 2023 Housing and Land Survey

• Ministry of Land, Infrastructure, Transport and Tourism: Guide to akiya with farmland, revised October 2024

• Ministry of Justice: System for returning inherited land to the government