Akiya Total Cost Calculator
Estimate the real upfront and first-year cost of buying an akiya in Japan: acquisition tax, registration fees, stamp duty, agent commission (and how Engawa's flat-fee model compares), and annual fixed asset tax as a range.
What this calculator covers
Buying an akiya (empty home in Japan) involves several one-off costs on top of the purchase price, plus ongoing annual taxes. This calculator gives you a range for each so you can plan a realistic budget before you visit or make an offer. All outputs are estimates: the exact figures depend on the municipality's assessed value for the property, which differs from the sale price.
The five categories this calculator covers are: the real estate acquisition tax (a one-off prefectural tax), registration and license tax plus judicial scrivener fees (paid at the legal transfer), agent commission (and how Engawa's flat-fee model compares to the industry cap), stamp duty on the purchase contract, and the annual fixed asset tax including the land reduction that a neglected akiya can lose (see the 6x property tax guide).
Renovation cost is included so you can see the total first-year outlay in one place. Use our renovation cost guide to choose a realistic band, and check your municipality's subsidy programmes before entering a number, since grants can offset a meaningful fraction of the work.
Rates and assumptions used
Every rate used in the calculator is sourced from an official or regulated source. Rates marked as reduced apply to residential property purchases and are current until 31 March 2027 unless noted. All estimates vary: confirm with a qualified professional.
- Real estate acquisition tax (not-do-san shutoku zei): 3% of the fixed-asset assessed value for residential buildings (reduced rate, standard 4%, per the Ministry of Internal Affairs and Communications; reduced to 31 March 2027). Land: assessed value times one-half, times 3%. The assessed value is roughly 55 to 70 percent of the purchase price; the calculator uses this range to give a low and high estimate. Source: Ministry of Internal Affairs and Communications.
- Registration and license tax (toroku menkyo zei): Land transfer: 1.5% of assessed value (reduced; standard 2%, per the National Tax Agency). Residential building transfer: 0.3% of assessed value (reduced; standard 2%). Reduced rates apply to 31 March 2027. Source: National Tax Agency (NTA).
- Judicial scrivener fees (shiho-shoshi hoshu): Fees are not statutorily fixed; typical range is 80,000 to 250,000 yen depending on transaction complexity, property type, and whether a mortgage is involved. The calculator shows this full range. Verify with your chosen scrivener before committing.
- Agent commission: The legally regulated maximum in Japan is (3% of purchase price + 60,000 yen) times 1.1 (including 10% consumption tax), per the Act on Building Lots and Buildings Transaction Business. Engawa charges a transparent flat fee instead of this commission; we show both so you can see the difference.
- Stamp duty (inshi-zei): A flat tax on the purchase contract per the National Tax Agency schedule. Reduced rates apply until 31 March 2027. The calculator shows the applicable band for your price. Source: NTA stamp duty schedule.
- Annual fixed asset tax (kotei shisan-zei): 1.4% of the assessed value per year (the standard rate set by local tax rules). For land up to 200 sqm with a residential building, assessed value is reduced to one-sixth for tax purposes. Land over 200 sqm receives a one-third reduction. A property designated as a neglected vacant house can lose this reduction entirely; see the 6x property tax trap guide for detail.
- City planning tax (toshi keikaku-zei): Up to 0.3% of assessed value per year, applicable in urban planning areas only. Rural properties are often exempt; the calculator flags this as uncertain.
Frequently asked questions
Why are the outputs shown as ranges, not exact figures?
Because several key inputs are not knowable from the sale price alone. The assessed value used for acquisition tax and registration tax is set by the municipality, roughly 55 to 70 percent of market value, and can differ significantly from the listed price. Judicial scrivener fees are not regulated and vary by firm and complexity. Showing a range is honest; showing a single figure would imply a precision the calculator cannot have.
What is the fixed-asset assessed value, and how does it differ from the sale price?
The fixed-asset assessed value (kotei shisan zei hyoka-gaku) is a municipal valuation updated every three years. It is used as the tax base for acquisition tax, registration tax, and annual property tax. For older rural properties it is commonly roughly 55 to 70 percent of the sale price, and sometimes lower. The sale price and the assessed value can differ substantially; never assume they are the same. Your scrivener or the municipal tax office can confirm the assessed value before you complete the purchase.
How does Engawa's flat fee compare to the standard agent commission?
A traditional Japanese real estate agent charges the legally regulated maximum: (3% of the purchase price + 60,000 yen) x 1.1 including consumption tax. On a 5,000,000 yen purchase that is 231,000 yen; on a 10,000,000 yen purchase it is 396,000 yen. Engawa charges a transparent flat fee instead and publishes the amount upfront, so your cost does not scale with the price. The calculator shows both so you can compare.
Do municipality subsidies reduce these taxes, or just renovation costs?
Municipal renovation grants apply to renovation work, not to the purchase taxes and fees in this calculator. They reimburse part of the renovation cost after the work is inspected, typically up to a fixed ceiling. They do not reduce acquisition tax, registration tax, or stamp duty. Enter your expected subsidy amount in the calculator to see the net renovation cost after it is offset, but budget the purchase taxes in full alongside it.