Introduction

Selling a home in Japan can be an intricate process, with unique legal and cultural aspects that differ from real estate transactions in other countries. Whether you're selling a traditional Japanese home, an akiya (vacant house), or a modern property, this step-by-step guide will help you navigate the selling process with confidence.

Step 1: Understand the Market & Assess Your Home’s Value

Before listing your property, it’s essential to understand the Japanese real estate market and determine a competitive asking price.

Research the Local Market

• Look at recent sales of similar properties in your area.
• Consider factors like location, property size, age, and condition.
• Check if your home is in a high-demand or rural area, as demand differs significantly across regions.

Get a Professional Appraisal

• Hire a licensed property appraiser (不動産鑑定士) to provide an accurate valuation.
• Alternatively, work with a real estate agent who specializes in home sales to determine a reasonable price range.

Step 2: Prepare Your Home for Sale

A well-presented home is more likely to attract buyers and sell quickly.

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Declutter & Clean

• Remove personal belongings to make the space feel more open.
• Deep clean the interior, including windows, floors, and walls.
• If your home has tatami mats, ensure they are clean and free from mold or damage.

Make Necessary Repairs

• Fix minor issues like leaky faucets, broken tiles, or peeling wallpaper.
• Consider fresh paint to brighten up rooms.
• Repair any structural concerns that could deter buyers.

Improve Curb Appeal

• Trim overgrown plants and clean the entrance area.
• Maintain the exterior, especially if your home has a traditional wooden facade.

Step 3: Gather Required Documents

Selling a home in Japan involves several legal documents. Having them ready can speed up the process.

Essential Documents

• Property Registration Certificate (登記事項証明書) – Confirms ownership and legal details of the property.
• Fixed Asset Tax Notice (固定資産税納税通知書) – Shows tax payments and assessments.
• Sales Agreement (売買契約書) – Needed when finalizing the sale.
• Building Inspection Report (if available) – Helpful for reassuring buyers about the home’s condition.
• Zoning and Land Use Information – Especially important for akiya or rural properties.

Step 4: Choose How to Sell Your Home

There are multiple ways to sell your home in Japan, each with its own benefits.

Option 1: Sell Through a Real Estate Agent

• A licensed real estate agent will handle marketing, negotiations, and paperwork.
• Agents typically charge a commission (around 3% + ¥60,000).
• Recommended if you want a hands-off selling experience.

Option 2: Sell Directly to a Buyer

• Allows you to avoid commission fees.
• Requires you to handle legal paperwork and negotiations.
• Recommended for those with prior real estate experience.

Option 3: List Your Home on Old Houses Japan

• Connect with buyers interested in traditional and unique Japanese properties.
• Gain exposure to international and domestic audiences.
• Receive expert guidance tailored to selling akiya and older homes.

Step 5: Market Your Property Effectively

Reaching the right buyers is crucial to selling your home successfully.

Photography & Listing Details

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• Use high-quality photos that highlight your home’s best features. Old Houses Japan offers high quality photography services to make sure your home is marketed in the best way to reach more buyers.
• Write a detailed description, including:
  • Property size and layout (e.g., 4LDK, 120㎡).
  • Key features (e.g., traditional engawa, modern kitchen, garden).
  • Nearby amenities (e.g., train stations, schools, shopping).

Where to List Your Home

• Old Houses Japan – Ideal for akiya and unique properties.
• Japanese Real Estate Portals – Sites like SUUMO, Homes.co.jp, and AtHome.
• Social Media & Expat Communities – Reach potential foreign buyers.

Step 6: Handle Offers & Negotiate

Once offers start coming in, you’ll need to evaluate and negotiate to get the best deal.

Reviewing Offers

• Check the buyer’s financial qualifications (cash vs. mortgage-backed offers).
• Consider any contingencies (e.g., renovations, financing approvals).

Negotiation Tips

• Be flexible but firm on your price expectations.
• Work with your real estate agent or Old Houses Japan to counteroffer if needed.
• Set clear deadlines for responses to keep the process moving smoothly.

Step 7: Finalizing the Sale & Closing Process

Once you’ve accepted an offer, follow these final steps to transfer ownership.

Sign the Sales Agreement (売買契約書)

• Ensure both parties agree to terms before signing.
• If the buyer is foreign, you may need bilingual documents.

Receive Payment & Pay Closing Costs

• The buyer typically pays a deposit (手付金) first.
• Payment is finalized on closing day through a bank transfer.
• Expect closing costs, including real estate agent fees, legal fees, and capital gains tax (if applicable).

Transfer Property Ownership

• Submit the necessary paperwork to the Legal Affairs Bureau (法務局) to officially transfer ownership.
• Hand over the keys and property documents to the buyer.

Final Thoughts

Selling a home in Japan may seem complex, but with proper preparation and expert support, it can be a smooth and rewarding process. Whether you're selling a historic akiya, a countryside retreat, or a city apartment, Old Houses Japan can help you find the right buyer and navigate the entire journey.

Need help listing your home? Contact Old Houses Japan today to start the process!