If you search for akiya (empty homes in Japan), you will meet the phrase "akiya bank" fast. It sounds like somewhere you deposit money. It is a listing service. And the question buyers ask next is the right one: do I have to live in the house?
The honest answer is that it depends on the bank. Rules are set by each municipality, so no general answer would be safe. This guide explains how banks work and shows what a few real ones say, with the date we read them.
What an akiya bank is
An akiya bank is a public listing site, usually run by a town, a city, or a group of them, that introduces empty homes to people who want one. Owners register a house. The bank publishes it. How the sale is handled differs by bank; the bank's page says.
One prefecture bank puts it this way (our English reading of its own page): a public scheme for introducing empty homes to people looking for one, such as those hoping to move to the area.
Banks are why most of what you see on Engawa exists. 98% of the homes on Engawa come from public akiya banks (8,518 of 8,668), run by 548 towns and cities and 14 shared prefecture or regional portals. Every listing links to the bank's original page. Figures are as of 9 October 2026.
Some banks have more homes than others. Wakayama's prefecture portal is the largest of the shared ones on Engawa, with 356 homes. Browse Wakayama or Tochigi to see homes that come from a portal rather than a single town.
A small number of homes on Engawa (150) come from an owner-direct listing marketplace, not a bank. Their pages carry the same "Rules of this akiya bank" heading, so check the source credit if it matters.
Do you have to live in the house?
It depends on the bank. Some say so. Some say nothing. Some ask you to register first. The exact words differ, and a bank's wording can change. Of the five we read, Mitoyo's and Kasaoka's rules speak of settling.
Residency rules are set by each municipality. We do not give an opinion on what applies to you. The official source is the bank's own rules page, and the town office can answer questions about it.
Here is what five of the biggest live banks on Engawa say, in our English reading of their own rules and pages, read on 9 October 2026.
Wakayama prefecture portal (356 homes)
- Anyone who wants to use the listings must submit a user registration and a pledge to the governor. The online form counts.
- The form includes a pledge to live, when using a home, with awareness of being a resident and in harmony with the people nearby.
- It asks your purpose: moving from outside the prefecture, moving within it, two-base living, or other.
- The rules define "moving here" as having the intention of settling for five years or more. That defines the word. It is not a rule against reselling.
Tochigi prefecture portal (245 homes)
- The site describes the bank as a public scheme introducing empty homes to people looking for one.
- It states no conditions on moving in, residency, registration or use. It sends buyers on to each town's bank and contact desk.
Mitoyo city, Kagawa (131 homes)
- The rules give the purpose as encouraging people to settle in the city, and define "settlement" as being on the city's resident register with your main home there, on the basis that you will stay.
- We could not find a buyer registration step, or a condition on who may use the bank, in the three-page rules.
- The city does not broker sales. Registered local estate agents may.
Kasaoka city, Okayama (129 homes)
- Users must meet any one of three conditions: using the home to settle or similar and wanting to help the area; having no organised-crime links; or being otherwise approved by the mayor. As written, it says any one.
- Registration is by application form, a pledge and a copy of photo ID, sent to the mayor.
Namie town, Fukushima (114 homes)
- The town makes it a precondition that the applicant lives in the house themselves (or, for a plot, builds a home to live in).
- The town also checks with the authorities that applicants have no organised-crime links, which can take about a month. Then the town's designated estate agent contacts the buyer and handles the negotiation and the contract.
What this tells you
Rules vary by bank. Kasaoka asks users to register with ID and says the scheme is for people settling in the area. Namie makes living in the house yourself a precondition. Tochigi's prefecture site states no conditions and sends you to each town. Read the bank you are interested in. Do not assume one bank's rule applies to another.
These are five banks of 562. We have not read the rest.
Where to find the rules on Engawa
Every bank home on Engawa has a "Rules of this akiya bank" block with three rows: a residence or regular-stay requirement, a business-use exclusion and a resale restriction. Each row has a "Read official bank rules" link and a "Checked" date.
Treat the rows as a quick pointer, not the bank's final word. They are summaries, and a summary can lag or miss a detail. A row that reads "not established" does not mean there is no rule. Follow the official link and read the bank's own page, or ask the town office.
Does buying an akiya let you live in Japan?
No. That is a separate question from any bank's rules. Buying a house gives you no right to live in Japan. Read akiya visa reality and how to buy an akiya as a foreigner. Visa and residency points go to the official source or a qualified professional.
Who do you deal with?
On Engawa, the "Enquire about this house" form goes to us, not to the town. The page does not tell you whether the town, an agent or the owner handles the sale. That is the bank's information, so open the "Original listing" and read it, and ask the bank if it is not clear.
A listing can look live and not be. Why akiya listings go stale explains why, which is one more reason to check with the bank before you register. If your search is for a snowy region, see akiya near ski areas and winter access to a snow-country akiya.
Frequently asked questions
Do I have to live in an akiya bank house?
It depends on the bank. Residency rules are set by each municipality. Some banks make it a precondition, some ask you to register, some state no conditions. Read the bank's own rules.
Can a foreigner use an akiya bank?
We do not give advice on who qualifies. Each bank sets its own rules, so ask the bank or the town office. Buying does not give a right to live in Japan: see akiya visa reality.
Is an akiya bank the same as an estate agent?
No. A bank is a public listing service. How the sale is handled differs by bank, and the bank's page says. Of the five we read, Mitoyo says registered local estate agents may handle it, and Namie uses a designated agent.
Does Engawa run an akiya bank?
No. Engawa is a directory. We show homes from public banks with their hazard data and a link to the original page. We connect licensed agents with interested buyers. We are not an agent, a realtor or a consultant.
Ready to ask?
Found a bank home you like? Open it and use "Enquire about this house". On homes in the eight prefectures our listed agent covers, your enquiry goes to the agent and to us at the same time. Anywhere else, one of the founders replies and can put you in touch with a licensed agent. Check who is listed on the agents page.