Japan is known for its high level of urbanization, many high–rise buildings, micro-apartments and “sky-high” housing prices – this has already become a kind of business card of the country. However, there is another side: the number of abandoned and empty houses in rural areas of the country is growing every year.
Today we will talk about akiya houses in Japan. This term is used to refer to abandoned, abandoned and unused dwellings. Every year, epidemics in this country are becoming more common: the high level of urbanization, the aging of the nation are the reasons for their occurrence.
The reasons for the appearance of akiya
The causes of abandoned houses begin with the demographic situation and end with legal and administrative regulation.
The original reason for the appearance of houses is urbanization. The level of urbanization in Japan is one of the highest in the world – more than 92% of the country’s population lives in cities and only 8% in rural areas (in 1960, the share of the rural population was at 37%). And the people who remain in rural areas continue to migrate to cities, leaving their homes.
The second important reason is the demographic situation in the country. In Japan, natural population decline has been recorded since 2005, the birth rate is also decreasing — by the end of 2023 it reached 1.2. The Japanese government says that in order to maintain a stable population, the birth rate should be at least 2.1.
From the combination of the first and second reasons, it follows that even if funds are allocated for the maintenance and development of rural areas, this is unlikely to lead to a solution to the problem of abandoned houses. In any case, the younger generation will strive to leave for the city, because that’s where they see their future. In turn, fewer people remain in rural areas, and every year their number decreases due to depopulation.
Houses also become abandoned due to inheritance. Due to the drop in the birth rate, some families do not leave heirs, while other families have heirs who have moved to cities and do not express a desire to return.
Photo source: JoshuaDaniel / Shutterstock
Japan’s Abandoned houses in numbers
Every 5 years, the Japanese Ministry of Internal Affairs and Communications conducts a survey of housing and land. According to the results of the last five—year plan (its end fell in 2023), the agency stated that there are about 9 million akiya in Japan – this is half a million more than 5 years ago.
It is important to note here that abandoned houses, empty housing intended for rent and sale, houses that are used as cottages and places for temporary residence were attributed to akiya. Not all of these houses are abandoned or abandoned in the classical sense, because many of them are just waiting for their sale/rental or are in limited use.
Let’s focus in more detail on the abandoned buildings themselves, that is, objects that are not used in any way and are not put up for sale. According to the results of the latest study, there were about 3.85 million abandoned houses in Japan, which accounts for 5.9% of all housing in the country.
The dynamics of changes in the number of abandoned and empty houses is shown below.
Abandoned houses are most often found in the western part of Japan – on the islands of Shikoku and Kyushu, their concentration is greatest. The 5 prefectures of Japan where this problem is most relevant are shown below.
Akiya are most rarely found in prefectures where large settlements are located.
Problems of abandoned houses and solutions
Local governments often view abandoned houses as a burden, and it is quite difficult to get rid of this burden.
Everyone knows that Japan is a country with an increased level of seismic hazard. Many akias were built a long time ago, and in the modern world they no longer comply with building codes and earthquake resistance standards — all this leads to the fact that after major earthquakes and hurricanes such houses can be severely damaged or completely destroyed.
There are situations when local authorities, after another natural disaster, cannot clear the territories of destroyed abandoned houses for a long time or reconstruct the affected facilities, since the search for the rightful owners of such is a really long bureaucratic process.
A large concentration of abandoned houses in a populated area can alienate potential buyers, because people simply do not want to live in villages and small towns surrounded by ghost houses. In turn, local governments cannot get rid of these houses, as they are unable to find their owners.
The problem of abandoned houses is also aggravated by the fact that a culture of novelty is widespread among Japanese, especially young people: they strive to have something new, something that does not require repair, and akiya houses require investments and are considered old and uninhabitable.
The same Japanese who decided to buy akiya face other problems. Despite the fact that their cost can be really low, not exceeding several thousand dollars, repairing the building and bringing the infrastructure to modern standards can cost many times more expensive. The location and infrastructure of the locality in which such houses are located also leave much to be desired.
Currently, the Japanese government is taking some steps to combat abandoned houses:
- So, in 2023, the law was revised, which in Japan itself is known as the “Akiya Law”. The document touched upon the topics of simplified liquidation of agricultural enterprises, proper management of them, assistance to non-profit organizations that deal with abandonment issues.
- The government provides tax breaks and subsidies for those who are willing to buy and put an abandoned house in order. Local municipalities also provide various programs to support akia. Some casts can be obtained for free if certain conditions are met.
- Some municipalities restore akiya and then make social housing out of it, which is affordable housing for young people, the elderly, and poor people.
Foreigners also have the right to buy akiya. At the same time, for them it is such a hopeless and adventurous decision, as for the Japanese. Some experts in the Japanese real estate market say that for foreigners, buying an abandoned house in Japan is a hot topic.
This is also confirmed by the fact that there are many different services that provide assistance to foreigners in matters of such an acquisition. This is explained by the fact that foreign citizens who buy akiya in Japan, for the most part, are well-off people, and for them such an investment is much more profitable than buying a house in their country.
It is worth mentioning separately about Akiya Banks. These are a kind of databases of abandoned houses that are created by local authorities. Their goal is to collect as much information as possible about abandoned houses in their area, to find their owners.
Akiya Banks catalog information about abandoned houses and help potential buyers with their choice. It is also the local Akia Banks that will best tell you about taxes, subsidies and other incentives that a buyer can receive if he decides to buy an abandoned house.
Abandoned houses are being sold in Japan. There are options even for $500
Famous Ghost Villages
Nagoro – village of Dolls
Nagoro is a small village located in Tokushima Prefecture on the island of Shikoku. Now in Japan itself and beyond, it is known as the “Village of Dolls”. The population of the village is constantly decreasing and there are a lot of akiya houses there.
Nagoro village became famous thanks to a local resident Ayano Tsukimi. After Ayano Tsukimi returned to the village, she faced loneliness as many residents left the village. To combat loneliness, Ayano began creating life—size dolls and populating the village with them – each doll represents a former resident. These dolls are called “kakashi”.
Wandering around the village, you can stumble upon various dolls: someone will fish, someone will sit by the road, and going to the local school, you will come across dozens of dolls of children who are waiting for classes.
Now the village of Nagoro is a famous tourist destination, where puppet festivals and workshops on their manufacture are held. However, the prominence of this place does not negate the fact that the village’s population continues to die out.
Photo source: Thomas Peter/Reuters
Onomichi Town
Another famous abandoned settlement is Onomichi. Now it is a small port town overlooking the Seto inland Sea. In the late 90s, this town experienced an economic downturn, which caused many residents to leave it.
However, at the same time, the French artist Shunji Sonoyama moved to Onomichi, who breathed new life into the settlement. The artist was literally obsessed with cats, and after moving he opened the Manekineko Museum (translated from Japanese as a beckoning or inviting cat) and the night cafe “Owl”. The artist has located the museum and cafe in the old akiya.
Then Sonoyama began to draw stone cats of luck (fukuishi-neko) and place them on the territory of Onomichi. He set up and hid a lot of fukuishi-neko and called it “Cat Alley” or “Cat Trail”.
Gradually, the artist renovated the nearby aquias, turning them into galleries and art spaces. Today, this place attracts thousands of tourists every year, and tourists themselves often leave their fukuishi-neko along the way of the “Cat Alley”. There are already more than a thousand alluring stone seals on the “Cat Alley”.
Results
Akiya in Japan is no longer just a term for abandoned houses, akiya is a national phenomenon, the reasons for which lie in the demography and culture of the Japanese. Over the past 40 years, it has been clear that the number of akias is only growing, and government programs have so far managed, at best, to slow down the increase in their number.
But it is worth paying tribute to the government and local governments: they are doing everything possible to attract as many resources as possible to solve this problem. The increased interest from foreigners and the fact that the Japanese themselves began to buy and restore such houses serve as confirmation of this.
Frequently Asked Questions
Can a foreigner buy an akiya?
Yes, a foreigner can buy akiya and subsequently sell them. Now, when the demand among foreigners for the purchase of such real estate is high, there are many services in Japan that help to do this. However, it is important to take into account that, as a rule, foreigners have the right to own real estate only for investment purposes — they will have to obtain a residence permit for permanent residence.
Where to find akiya?
You should look for Akiya in special Akiya Banks. These are databases that contain all the information about the stocks that are for sale. You can also contact real estate agencies, but in this case you will have to pay for their services, as well as a commission when making a transaction. If you want to find Akiya at the most attractive price, it is better to contact Akiya Banks anyway — try to find one that relates to the municipality in which you plan to buy an abandoned house.
Is it possible to get subsidies and benefits when buying akiya?
Subsidies and benefits for the purchase of akiya are provided primarily for Japanese citizens. You should ask the local authorities where you plan to buy akiya about specific incentives when buying akiya for foreigners.
Is buying an akiya expensive?
It all depends on the condition of the akiya, its location and the surrounding infrastructure. It should be borne in mind that repairing an abandoned house and bringing it to modern construction standards and earthquake resistance standards will cost many times more than buying. When choosing a product, it is important to pay attention to its condition and look for a compromise between price and quality.
What taxes do I have to pay when buying an akiya?
You will have to pay several taxes: property acquisition tax, stamp duty for registration of ownership, Japanese consumption tax, stamp duty on contract and Withholding tax (or Withholding Tax) – this tax is levied in cases where the seller resides abroad. To find out the specific amount of each of the taxes, you’d better contact the local government where you plan to buy an abandoned house.
Author
Roman Tomashevich Analyst
I show the situation on the real estate market in graphs and figures.
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