Understanding Japanese Land Use Zones Before You Buy

Understanding Japanese Land Use Zones Before You Buy

When buying property in Japan—especially an akiya—it’s important to know not just what you can see on the land, but what’s legally allowed to happen on and around it. That’s where land use zoning (用途地域 / yōto chiiki) comes in.

Zoning affects what you can build, renovate, operate, or develop. It also influences noise levels, building restrictions, and even your future neighbors.

In this post, we’ll break down what Japanese land use zones are, why they matter, and how to check a property’s zone before you buy.

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What Is Land Use Zoning in Japan?

Japan’s national zoning system is designed to control how land is used, with the goal of separating residential, commercial, and industrial activity for safety and livability.

There are 13 primary land use zones, and each one has its own set of rules about:

• What types of buildings are allowed
• How tall you can build
• What kinds of businesses can operate there
• Setbacks, noise restrictions, and more

The 13 Land Use Zones in Japan

Grouped broadly into 3 categories:

🏡 Residential Zones

1. Exclusive Low-Rise Residential (第一種低層住居専用地域)
   • Quiet, low-density housing only
   • No shops, factories, or large buildings
2. Medium/High-Rise Residential (第二種中高層住居専用地域)
   • Allows apartment buildings, small shops, schools
3. Quasi-Residential (準住居地域)
   • Homes mixed with small offices, convenience stores

🏢 Commercial Zones

4. Neighborhood Commercial (近隣商業地域)
   • Local businesses, homes, and small offices
5. Commercial (商業地域)
   • Department stores, hotels, restaurants, etc.
   • Some residential allowed

🏭 Industrial & Mixed Zones

6. Semi-Industrial (準工業地域)
   • Light factories, warehouses, some homes
7. Industrial (工業地域)
   • Factories and industrial use only
   • No residential buildings allowed

⚖️ Others

8. Quasi-Industrial (準工業地域)
9. Exclusively Industrial (工業専用地域)
10. Category I Urbanization Control (市街化調整区域)
    • Development is severely restricted
11. Urban Promotion Zone (市街化区域)
    • Development is encouraged
12. Non-Zoned Area (非線引区域)
    • No formal zoning—common in rural areas
13. Unclassified Farmland/Forest (農地・山林)
    • Strict limits on building and conversion

Why Zoning Matters for Akiya Buyers

If you're buying a home in Japan—especially for renovation or commercial use—zoning determines what you can and cannot do with the property.

✅ Want to run an Airbnb?
Check that the zone allows lodging facilities.

✅ Planning to open a café or shop?
Make sure you’re not in an “exclusive residential” zone.

✅ Thinking of building a second structure?
Some zones restrict lot coverage and building-to-land ratios.

✅ Eyeing farmland for cheap land?
You may not be allowed to build at all without conversion approval from the local Nōkyō (農業委員会).

How to Check a Property’s Zoning

1. Ask the real estate agent or seller
   They should have access to the zoning classification (yōto chiiki) on the property’s official registration.
2. Contact the city or town’s urban planning office
   Known as 都市計画課 (toshikeikaku-ka).
3. Use city zoning maps
   Many municipalities have online zoning maps (用途地域図) you can search by address.
4. Ask Old Houses Japan
   We can check zoning for you before you move forward with a purchase.

How Zoning Affects Renovation and Business Use

Zoning can influence:

• Whether you can change the building’s use (e.g., from home to guesthouse)
• Permit requirements for commercial operations
• Minimum lot size for additions or rebuilds
• Availability of subsidies and tax incentives

🛑 Important: Some properties in “urbanization control zones” may not qualify for renovation permits or may require complex approval processes.

How Old Houses Japan Helps

We help our buyers:

• Identify zoning before you even view the property
• Avoid listings with zoning mismatches
• Apply for use changes, subsidies, and permits
• Work with local architects and scriveners to stay compliant
• Understand long-term development potential or restrictions

Zoning isn’t always a dealbreaker—but it is always worth understanding.

Final Thoughts

Zoning is one of the most important—and most overlooked—parts of buying property in Japan. Especially for akiya buyers with big dreams, zoning can be the difference between “easy renovation” and “not legally allowed.”

Need help checking zoning on a property you love? Contact Old Houses Japan and let us guide you through the fine print—before you make a move.