Services

Services for buyers of akiya and kominka in rural Japan

I help you from first idea to move-in, as an independent advisor on your side. Licensed partner brokers handle the transaction itself (offers, the 重要事項説明, contracts, and settlement). Partner professionals such as 司法書士, architects, and contractors handle legal, registration, and construction work. Each service is quoted on request, after your consultation.

Akiyaz is not a licensed real estate broker (宅地建物取引業者). I don’t sell property, act as an agent for buyers or sellers, or negotiate prices. See the disclaimer.
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A video call. The fee is shown and paid when you book. Cancel 48 or more hours ahead for a full refund.

Buyer services

For people buying a house

B1

Buyer Brief

Turn “I’d love a house in Japan” into a realistic plan.

I look at your goals, total budget (purchase, renovation, running costs, taxes, and fees), timeline, preferred regions, how much renovation you can handle, and how you plan to use the house: a home, a second home, or a project. You get a written brief that makes the search focused and honest.

You get: Written brief; recommended regions and property types; a budget framework; red-flag checklist.

Not included: Legal, tax, or visa advice. I can refer you to professionals.

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B2

Search & Shortlist

Find real options beyond casual portal browsing.

I search public portals, municipal akiya banks, local sources, and partner brokers’ listings, then turn what I find into a short list with honest notes on each property: why it might work, and what worries me.

You get: Shortlist with notes, links, and suggested next steps.

Not included: Selling or offering property. Every property is offered by its owner through a licensed broker or a municipal akiya bank, and any inquiry or viewing request goes through them.

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B3

Property Intelligence Report

Check a house properly before you fall for it.

A written review of one specific property: what the listing does and doesn’t say, road access and rebuild questions, zoning and farmland flags, hazard maps, utilities (water, sewer or septic, gas), building age and earthquake-era notes, visible condition issues, likely renovation themes, and a list of questions for the broker and checks for professionals.

You get: Written report with a clear recommendation on next steps: drop it, look closer, view it, or proceed with professional checks.

Not included: A valuation or appraisal (不動産鑑定), a building inspection (建物状況調査), a survey, or a legal opinion. I tell you when you need one and who can do it.

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B4

Viewing Coordination

Make each visit count.

I help you prepare questions and documents to request, coordinate viewing dates with the listing broker, and attend with you as your advisor and interpreter. The listing broker arranges access and answers for the seller.

You get: Question list, viewing notes, photos or video from the visit I attend with you, and a follow-up summary.

Not included: Showing property on behalf of a seller, or negotiating. The listing broker arranges access and answers for the seller.

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B5

Purchase Process Support

Understand every step while your licensed broker handles the transaction.

Buying in Japan has its own steps: the purchase application (買付証明書), the Important Matters Explanation (重要事項説明), the sales contract, and settlement and registration. I explain what each step means, interpret and translate, keep a document checklist and timeline, and stay in touch with your broker, the 司法書士, and other professionals so nothing slips.

You get: Step-by-step guidance, interpretation, document tracking, and coordination with your professionals.

Not included: Making offers, negotiating price or terms, preparing or explaining the 重要事項説明 or contract as a broker, or handling registration. Your licensed broker (宅建士) and 司法書士 do that work under their own agreements with you.

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B6

Post-Purchase Setup

Turn a purchased house into a place you can live in.

Utilities, internet, waste collection rules, local introductions, finding contractors and getting quotes, renovation coordination, furnishing, and ongoing maintenance support. If you live overseas, I can refer you to a tax representative (納税管理人) for property tax.

You get: Setup checklist, vendor introductions, and coordination while you are away.

Not included: Construction contracts (you contract directly with licensed contractors), tax filing, and minpaku (vacation rental) management.

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For owners

For owners of empty, inherited, or hard-to-explain houses

If you own an akiya, an inherited family home, or a property that’s hard to describe in a normal listing, I can help you understand what you have and present it honestly. When you’re ready to sell or lease, I refer you to a licensed partner broker, who handles marketing to buyers and the transaction.

O2

Property Dossier

A written package you can hand to a broker or professional.

A written package that explains your property honestly: what’s confirmed, what’s unknown, and what a buyer will want to see. It separates confirmed facts, owner-reported information, known issues, unknowns, local context, and possible uses.

You get: A written package separating facts, owner-reported information, known issues, unknowns, and possible uses.

Not included: Marketing the property for sale, setting a price, or introducing buyers. Your broker does that.

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O5

Broker Referral

When you want to sell or lease, I introduce you to a licensed partner broker.

If you want to sell or lease, I introduce you to a licensed partner broker. The broker handles pricing, marketing, finding and introducing buyers, and the transaction.

You get: An introduction to a licensed partner broker, with your property information organized for that conversation.

Not included: Pricing, marketing, introducing buyers, or handling the sale or lease. The broker does that under a separate agreement with you.

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O6

Professional Referrals

Paperwork and repairs often come before a sale.

Many inherited houses first need paperwork, such as inheritance registration (相続登記, mandatory since April 2024), boundary surveys, or repairs. I refer you to 司法書士, 土地家屋調査士, architects, and contractors, and keep the information organized.

You get: Referrals to the relevant professionals, and one place where the information stays organized.

Not included: Legal advice, registration, surveys, or construction. Those professionals do the work under their own agreements with you.

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For municipalities and regional organizations

I work with towns and regional groups that want to explain their empty houses and their region to international buyers. That includes English-language akiya bank content, property and area documentation, and practical feedback on what foreign buyers ask and worry about. Transactions are always referred to licensed brokers or handled through the municipality’s own akiya bank process.

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Book a paid consultation

A video call. The fee is shown and paid when you book. Cancel 48 or more hours ahead for a full refund.

Akiyaz is an independent advisory service and not a licensed real estate broker (宅地建物取引業者). Property transactions are handled by licensed partner brokers. Legal, registration, and construction work is handled by licensed professionals. Read the full disclaimer.