2026 Akiya Closing Cost Calculator
Work out the real cash you need to buy a Japanese vacant house: the asking price plus every mandatory commission, stamp duty, registration tax and scrivener fee, using the 2026 statutory rates.
Accepts 480万, 4,800,000, ¥4.8m or 0.48億.
Total estimated cash-to-close
¥5,389,960 – ¥5,577,800
Listed property price
¥4,800,000
Agent commission
Maximum for low-cost homes (≤ ¥8M). Chargeable only if agreed in writing with the agent before the contract
¥330,000
Title registration & judicial scrivener
The shiho shoshi who registers the title in your name at the Legal Affairs Bureau.
¥160,000 – ¥250,000
Contract stamp duty
Reduced contract rate in force for contracts signed through 31 March 2027; the standard rate is double.
¥1,000
Transfer registration tax
2% of the assessed land value plus 0.4% of the building, paid at registration. The band assumes an assessed value of 60%–80% of the asking price.
¥48,960 – ¥76,800
Property acquisition tax (billed later)
Billed directly by the prefectural tax office 3 to 6 months after settlement.
¥50,000 – ¥120,000
Total cash needed (estimate)
¥5,389,960 – ¥5,577,800
First-year ownership costs
What the property costs you every year once the keys are yours.
Fixed asset & city planning tax
Assumes the residential land reduction applies while a house stands on the plot.
¥25,344 – ¥33,792
Buildings insurance (fire & earthquake)
Older timber houses in hazard-designated areas are quoted higher or declined.
¥20,000 – ¥60,000
Septic tank pumping & inspection
Legally required annual inspection plus scheduled emptying.
¥30,000 – ¥50,000
Neighbourhood association dues
Rural 自治会 membership covers bin collection points, road and shrine upkeep.
¥6,000 – ¥24,000
Annual running cost (estimate)
¥81,344 – ¥167,792
- Property taxes are charged on the municipal assessed value, which is not published in listings. This band assumes 60%–80% of the asking price.
- The owner on 1 January is billed for the whole year; settlement usually splits the bill by day.
- If the house is demolished and the land left empty, the residential reduction is lost and the annual tax rises to roughly ¥48,960 – ¥65,280 — up to six times the land portion.
Notice for international wire transfers: most Japanese judicial scriveners and sellers require payment by local Japanese bank transfer (furikomi). Foreign exchange fees, intermediary bank deductions and currency buffer accounts typically require an extra 2–3% in liquidity.
What each cost actually is
- What are typical closing costs when buying a house in Japan?
- Budget roughly 7% to 10% of the purchase price on top of the price itself. On cheap akiya the percentage is much higher, because several fees are fixed amounts rather than a share of the price.
- Do I have to pay agent commission on an akiya bank property?
- Not always. Many akiya bank deals are arranged directly between owner and buyer through the municipality, so no brokerage commission applies. When a licensed agent is involved, the legal maximum is 3% of the price plus ¥60,000, plus 10% consumption tax. For homes at or below ¥8 million the agent may charge up to ¥330,000 if agreed in writing before the contract.
- What is the property acquisition tax and when is it billed?
- Fudosan shutokuzei is a one-off prefectural tax on the transfer. It is not paid at settlement: the prefectural tax office sends the bill three to six months later, which catches many buyers by surprise.
- Why are the tax figures shown as a range?
- Japanese registration and acquisition taxes are charged on the municipally assessed value, which is never published in a listing. The ranges assume an assessed value of 60% to 80% of the asking price.
- What does it cost to own an akiya each year?
- Fixed asset and city planning tax, buildings insurance, septic tank pumping where there is no sewer, and neighbourhood association dues. If you demolish the house and leave the land empty, the residential land tax reduction is lost and the annual tax can rise up to six fold.
Planning estimate only. Actual registration and acquisition taxes depend on the government-assessed value, exemptions and the transaction structure. This is not tax or legal advice.
Have a real listing in mind?
Run the full AkiyaCheck scan to check rebuild rights, hazard zones, utilities and hidden liabilities before you make an offer.