📋 Moving to Japan for an Akiya: A Step-by-Step Checklist

Buying an akiya isn’t just about snagging a cheap countryside home in Japan—it’s often about pursuing a life dream. But if you’re planning to move here specifically for an akiya, you’ll need more than just a plane ticket and a renovation plan.

This guide gives you a step-by-step checklist to prepare for your move, from visas and banking to meeting the neighbors and fixing that leaky roof.

‍

‍

✈️ Step 1: Decide on Your Move Strategy

Before anything else, ask yourself:

• Are you moving to Japan full-time or seasonally?
• Do you plan to work in Japan, or bring your job with you remotely?
• Will this be your primary residence, a second home, or an investment property?

This clarity will shape your visa path, financial planning, and property search.

🛂 Step 2: Secure the Right Visa

Buying a house does not grant you a visa in Japan. To live here long-term, you’ll need one of these options:

• Work Visa → Sponsored by a Japanese company.
• Spouse/Dependent Visa → If married to a Japanese citizen or permanent resident.
• Business Manager Visa → Requires ¥5M capital investment and a business plan (can include a guesthouse or renovation business).
• Highly Skilled Professional Visa → For experts with advanced qualifications.
• Permanent Residency → After years of residency (typically 10+, fewer with certain conditions).

💡 Pro Tip: Many akiya buyers combine their property purchase with a Business Manager Visa by creating a guesthouse or rental business.

💴 Step 3: Set Up Finances

You’ll need:

• A Japanese bank account (can be tricky for non-residents).
• Access to international transfers (Wise, Revolut, or traditional banks).
• A plan for taxes in Japan and your home country.

Budget for:

• Purchase price (often ¥500,000–¥3M for akiya).
• Renovation (¥3M–¥10M depending on scope).
• Legal fees, taxes, scrivener fees (~5–10% of purchase).
• Annual fixed asset tax (varies by property size/location).

🏠 Step 4: Research and Shortlist Properties

Start online, but remember: the best akiya deals aren’t always listed. Use:

• Akiya banks (municipal listings).
• Real estate platforms.
• Local agents.
• Partnerships with groups like Old Houses Japan, who access 300+ akiya banks nationwide.

Create a shortlist by filtering for:

• Location (commuting, amenities, scenery).
• Condition (renovation needs, structure soundness).
• Accessibility (roads, utilities, internet).

🔍 Step 5: Visit & Inspect

Before buying, plan an inspection trip (or hire a trusted agent if you can’t come right away). Check for:

• Roof integrity
• Foundation cracks
• Signs of termites or mold
• Plumbing and septic status
• Access to city water or well

💡 Pro Tip: Hire a judicial scrivener (司法書士) and inspector to ensure no hidden land disputes or legal encumbrances.

📝 Step 6: Navigate the Paperwork

To finalize the purchase:

1. Sign the purchase contract (売買契約書 / baibai keiyaku-sho).
2. Pay stamp duty and agent fees.
3. Register the property at the Legal Affairs Bureau.
4. Pay the registration & license tax (登記免許税).

This process must be handled in Japanese—so having a local professional is essential.

🛠 Step 7: Plan Renovations

Most akiya need significant work. Prioritize:

• Structural safety (roof, beams, foundation).
• Utilities (electric, plumbing, septic).
• Weatherproofing & insulation.
• Kitchen & bathrooms (highest ROI).

Decide what you’ll DIY vs. hire contractors for. Remember: electrical, gas, and septic work must be done by licensed professionals in Japan.

👥 Step 8: Introduce Yourself to the Community

In the countryside, your relationship with neighbors matters as much as the house.

• Prepare a small gift (手土産 / temiyage).
• Use a simple introduction script in Japanese.
• Join the local jichikai (neighborhood association) if possible.

This step builds goodwill and ensures you’ll be supported by the community.

🚗 Step 9: Logistics of Daily Life

Life in rural Japan means adapting to:

• Owning a car (and possibly snow tires).
• Limited local shopping options (weekly bulk trips, online orders).
• Strict garbage separation rules.
• Seasonal rhythms (rice planting, snow clearing, festivals).

Renting nearby for a few months before moving in full-time can ease the transition.

🌸 Step 10: Long-Term Planning

Think beyond the first year:

• How will you maintain the home when abroad?
• Do you plan to monetize it (guesthouse, rental, retreat)?
• What’s your timeline for permanent residency (if desired)?
• Are you prepared for inheritance and tax obligations long-term?

Building a Japanese property portfolio—one akiya at a time—can also be a future strategy.

🧭 Final Thoughts

Moving to Japan for an akiya is more than buying a house—it’s a lifestyle shift. With the right visa, finances, property, and community integration, you can make the dream a reality.

This checklist gives you the framework, but every journey is unique. Take it step by step, and you’ll find yourself not just owning a house in Japan—but truly living here.

🏡 Need Hands-On Guidance for Your Akiya Move?

At Old Houses Japan, we help overseas buyers:

• Plan their move with legal and visa support
• Find and inspect akiya properties
• Navigate paperwork and renovation quotes
• Transition smoothly into countryside life