1. The process at a glance
| Step | What happens | Typical timing |
|---|---|---|
| 1. Find | Akiya bank, portals or a local agent | Weeks to months |
| 2. Check | Road, zoning, rebuild, utilities, hazards, condition | 1–3 weeks |
| 3. Purchase application | Written offer (買付証明書) with price and terms | 1 day |
| 4. Jūsetsu | Agent explains important matters (重要事項説明) | Before contract |
| 5. Contract | Sign sales contract, pay deposit (5–10%) | Same day as Jūsetsu, often |
| 6. Settlement | Pay balance, agent fee, scrivener fee | 2–8 weeks later |
| 7. Registry | Scrivener registers ownership (所有権移転登記) | Same day as settlement |
2. Check before you offer
Your offer is the last cheap moment to walk away. Check four things first:
- Road access and whether it can be rebuilt — see Saikenchiku Fuka and Article 42 roads.
- Zoning, especially urbanisation control areas.
- Water and sewage — see septic vs sewer.
- Building age and condition — see pre-1981 houses.
3. Jūsetsu, contract and payment
The licensed agent must explain the important matters before you sign. Ask for the documents a few days early so you can have them translated. Check the road class, zoning, utilities, cancellation terms and any defect liability exclusions — akiya are often sold "as is".
The balance, agent fee and registration costs are normally paid on settlement day. A judicial scrivener (司法書士) confirms identity and files the ownership transfer.
4. After you own it
- Real estate acquisition tax arrives months later — see the property tax guide.
- Yearly fixed asset tax bills start from the next 1 January ownership date.
- Non-residents should appoint a tax representative (納税管理人).
- Transfer utilities and check any grant applications before starting work.
Estimate costs with the closing cost calculator and property tax estimator.
Frequently asked questions
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