The asking price is the first number you see on an akiya (an empty home in Japan), and often the smallest. On a house that asks 3,000,000 yen, the one-off bill at purchase can matter more than people expect.
This guide sets out the three costs that most buyers meet: a prefectural tax, a national registration tax and, if an agent is involved, an agent fee. Each is described from the official source, with the date we read it. Rules change, so check the date.
Short answer: the rates below are national or prefectural. The two taxes depend on the assessed value in the town's tax register, not on the price you pay. An agent fee depends on the price and on whether an agent is involved. We cannot work out your bill. The prefecture's tax office and your scrivener can.
How much do akiya cost to start with?
Prices on Engawa run low. As of 30 October 2026, 8,183 homes are for sale. They fall into these bands of asking price.
| Asking price | Homes |
|---|---|
| 0 yen | 15 |
| 1 to 100,000 yen | 34 |
| 100,001 to 1,000,000 yen | 880 |
| 1,000,001 to 3,000,000 yen | 1,994 |
| 3,000,001 to 5,000,000 yen | 1,517 |
| Over 5,000,000 yen | 2,663 |
| No price stated | 1,080 |
929 homes ask 1,000,000 yen or less, and 2,923 ask 3,000,000 yen or less. The median asking price is 4,000,000 yen, across the 7,103 homes that state one.
These are asking prices, not what people paid. At the cheap end, taxes and fees are a large part of the true cost. For what repairs add, see what akiya renovation really costs. For the prices by prefecture, see what a small budget buys in Japan.
What is the real estate acquisition tax?
It is a one-off prefectural tax on acquiring land or a building. It is based on the assessed value in the town's tax register, not on the price you paid. The prefecture collects it.
As read on 30 October 2026, for acquisitions up to 31 March 2027:
- The rate is 3% for land and for housing, and 4% for buildings that are not housing.
- Residential land counts at half its assessed value.
A tax exemption applies if the assessed value is small. If the assessed value is under the threshold, no tax is due.
| Acquired | Land | Building bought, not newly built |
|---|---|---|
| From 1 April 2026 | under 160,000 yen | under 340,000 yen |
| Before 1 April 2026 | under 100,000 yen | under 120,000 yen |
So on a very cheap house, there may be nothing to pay. Do not assume it. The assessed value is often not the asking price.
Inheritance is not taxed. If you do not live in Japan, you must name a tax representative in Japan.
Some things vary by prefecture: deductions for used homes, the deadline for filing and local reductions. One prefecture, Yamanashi, says 60 days to file. We hold no figure for others, so ask the tax office of the prefecture the home is in.
Official pages: Hokkaido, Osaka and Yamanashi.
What is the registration and licence tax?
It is a national tax paid when the title is registered in your name. The source is the National Tax Agency, Tax Answer 7191, current to 1 April 2026.
| Registration | Rate |
|---|---|
| Land, sale transfer | 2%, reduced to 1.5% for registrations up to 31 March 2029 |
| Building, sale transfer | 2% |
| Inheritance | 0.4% |
The base is the assessed value in the town's register. If there is none, the registry office sets a value.
A reduced rate of 0.3% exists for a home you buy to live in yourself. It applies only if the floor area is 50 square metres or more, you register within a year, and you hold a certificate from the town. It runs to 31 March 2027. A holiday home or a letting home may not qualify. Ask your scrivener before you count on it.
What can an agent charge?
An agent's fee for a sale is capped by a ministry notice (Ministry of Construction Notice 1552 of 1970, last amended 21 June 2024). It is a ceiling, not a price. For an agent who is a taxable business, the ceiling per client, tax included, is:
- 5.5% of the first 2,000,000 yen.
- 4.4% of the next 2,000,000 yen.
- 3.3% of the amount above 4,000,000 yen.
Since 1 July 2024, for a home priced at 8,000,000 yen or less, an agent may charge more than that ceiling, up to 330,000 yen including tax. The agent must agree the amount with the client at the start.
Whether you pay an agent fee at all depends on whether an agent handles the sale. Many town akiya bank homes are sold with no agent. The bank's page and the town office say who handles it. Agree the amount in writing before you go on.
Official pages: the notice text, the ministry's explainer, its programme page and a prefecture summary from Kochi.
What else will you pay?
- A judicial scrivener (shiho shoshi). Title transfer is normally handled by a licensed scrivener, who charges for the work. We hold no official figure for this fee, so ask for a written quote.
- Yearly tax. Fixed-asset tax is paid every year you own the home. It is not part of the buying bill. See the akiya 6x property tax trap.
- Repairs. Often the largest sum, as set out in are akiya really free.
We do not quote stamp duty on the contract, mortgage terms or exchange rates.
What varies by place?
Quite a lot. The acquisition tax is collected by the prefecture, with its own deductions and deadlines. The assessed value comes from the town. Whether an agent is involved is the bank's and the town's choice. So for any home, check with the town office and the prefecture's tax office, and read how to buy an akiya as a foreigner for the steps around them.
You can see the cheaper end of the catalogue on Explore: homes at 1,000,000 yen or less or 3,000,000 yen or less. Browse a prefecture with many low prices, such as Akita or Okayama.
How we know this
Prices and counts come from the homes for sale on Engawa as of 30 October 2026. Tax and fee rules come from the official pages linked above, which we opened on 30 October 2026. Rules and dates change, and some end on the dates shown. This guide is general information, not tax advice; confirm your position with the prefecture's tax office or a qualified professional.
Frequently asked questions
Do I pay acquisition tax on a very cheap house?
Not always. It is based on the assessed value, not the price. For acquisitions from 1 April 2026, no tax is due if the assessed value of the land is under 160,000 yen, or of a bought building under 340,000 yen.
Is there a limit on what an agent can charge?
Yes, a ceiling set by a ministry notice. For a home priced at 8,000,000 yen or less, an agent may charge up to 330,000 yen including tax, agreed at the start. Many town bank homes are sold with no agent at all.
Do I pay tax if I inherit?
Acquisition tax does not apply to inheritance. Registration tax does, at 0.4%.
Does Engawa work out my bill?
No. The taxes depend on the town's assessed value and the prefecture's rules, and any agent fee on the price and the agent. Ask the prefecture's tax office or a scrivener.
Ready to ask?
Found a home and want to know what to ask about costs? Open it and use "Enquire about this house". A founder replies by email. Put the home and your budget in the message, and ask the town office about the assessed value and who handles the sale.