How Japan’s Vacant Akiya Houses Are Becoming Hospitality Businesses Written

In Japan, “akiya” (空き家) refers to vacant homes that have been abandoned due to a growing phenomenon driven by demographic shifts and economic changes. Decades of low birth rates, rapid urbanization and an ageing population have gutted rural areas, which has left many traditional houses empty. Often, heirs inherit these properties but cannot afford their upkeep or renovation

Indeed, approximately 59% of akiya are bequeathed properties (Tochibayashi & Kutty, 2024) and tax policies discourage demolition (in Japan, vacant land is taxed more heavily than land with buildings). These factors have contributed to a swelling stock of akiya nationwide.

As of late 2023, Japan had about 9 million akiya (roughly 13.8% of all Japanese homes!), which is double the number from 1993 (Iizuka, 2024; Nippon.com, 2024).

Rural prefectures like Wakayama and Tokushima face vacancy rates exceeding 21%, but even urban areas have hundreds of thousands of homes that have been empty for years.

Akiya as an Investment Opportunity

At first glance, akiya may appear to be bargain real estate gems for investors, yet they pose significant challenges.

Most are located in depopulated rural areas with limited economic activity, resulting in uncertain rental demand and resale prospects. While purchase prices are often low, renovation costs can be substantial, especially for older homes needing structural repairs, modern utilities or compliance with stringent building codes.

Legal complexities, fragmented ownership, low liquidity and ongoing maintenance add layers of risk. Without strong local demand or a clear business plan (e.g., converting a property into a boutique lodging in a tourism hotspot) an akiya can quickly become a liability.

However, for investors with a passion for restoration and a strategic vision, akiya offer cultural and lifestyle value far beyond monetary returns.

Repurposing Akiya Houses for Hospitality

Savvy investors view akiya as affordable properties with high upside potential. Many akiya are kominka (i.e., traditional pre-WWII farmhouses showcasing classic Japanese craftsmanship) that appeal to tourists seeking authentic rural experiences.

Western real estate agents have moved into the market, catering to foreigners looking for their own slice of Japan. Renovated akiya have become guesthouses, boutique inns and co-living retreats. Common models include:

• Short-term rentals (Airbnb-style) in restored kominka or machiya (townhouses) that are often listed on specialized platforms like Old Houses Japan.
• Boutique hotels (called ryokan in Japan) that preserve traditional design while incorporating modern amenities.
• Remote work and co-living hubs that offer high-speed internet and serene environments for digital nomads (Richardson, 2025).

A particularly innovative approach is the albergo diffuso (“scattered hotel”) concept, which transforms entire villages into decentralized inns.

Guests stay in restored akiya spread across a hamlet or town but share centralized reception, dining and concierge services. Not only are buildings overhauled but local communities benefit as well.

Examples like NIPPONIA in Sasayama showcase this blend of heritage preservation and sustainable tourism (murabito.nipponia.or.jp).

What are the Challenges and Considerations?

Despite their appeal, investing in an akiya comes with risks:

• Renovation Costs: Many akiya suffer from structural issues such as rotting beams, termites, mold or outdated infrastructure. Renovations, especially for heritage homes, require specialized skills and can exceed initial budgets.
• Legal and Zoning Restrictions: Properties on agricultural land often need formal land-use conversion before operating as lodging. The 2018 Minpaku law caps short-term rentals at 180 days per year without a hotel license, though some municipalities offer exemptions to support tourism. Navigating these regulations demands diligence.
• Ownership and Bureaucracy: Ownership may be unclear due to fragmented heirship, which further complicates sales. Foreign investors face additional hurdles, including legal and language barriers. Local partnerships are therefore advisable.
• Market Demand and Seasonality: Rural hospitality ventures are often seasonal, dependent on festivals, nature or cultural attractions. Proximity to hot springs or appealing to digital nomads are year-round solutions to make an akiya investment more sustainable.
• Financing and ROI: Banks may hesitate to fund remote properties with uncertain resale value. ROI varies widely: urban luxury rentals yield higher margins, while rural projects target budget travelers and require longer timeframes to break even.

Given these hurdles, investors should conduct thorough feasibility studies, engage with local stakeholders and maintain financial flexibility.

With patience and cultural sensitivity, akiya investments can contribute to community revitalization while offering distinctive hospitality experiences.

Government Initiatives and Incentives for Akiya Investments

To address rural decline, Japan’s national and local governments promote akiya rejuvenation through various incentives. Most municipalities compile lists of vacant homes for sale or rent (known as “akiya banks”). Some towns offer houses for a pittance (approx. $500) to attract new residents (Teh, 2021).

Renovation subsidies, grants and tax incentives further support restoration efforts (Nippon Tradings International, 2024).

Policies like the 2015 Vacant House Special Measures Law empower mayors to force owners to repair or demolish dilapidated and dangerous properties or even revoke tax breaks.

Startup visas in cities like Imabari grant residency to entrepreneurs investing in local businesses (Goh, 2024). This mix of free listings, subsidies, legal support, and tax relief encourages investors and newcomers to breathe new life into akiya.

The Ministry of Land, Infrastructure, Transport and Tourism of Japan offers an online platform that provides comprehensive information about Akiya (available in Japanese only).

Looking to Invest in Japanese Fixer Upper?

For hospitality investors considering akiya, here is some strategic advice:

• Find properties via akiya banks: Search municipal registries and real estate listings; verify ownership and any residency requirements.
• Assess renovation needs: Hire professionals for detailed inspections and budget generously for repairs, termite treatment, seismic retrofitting, and modern amenities. Don’t forget Japan’s 10% consumption tax on services.
• Understand regulations: Review zoning, building codes and registration requirements for renting your property (minpaku). Confirm visa and work rules if managing operations as a foreigner.
• Leverage local support: Early contact with tourism or planning offices can facilitate grants, loans and guidance.
• Prioritize authenticity and experience: Preserve traditional features (tatami mats, shoji screens, onsen baths) and offer cultural activities (local cuisine, tours, farm work) to stand out from conventional hotels.

In summary, successful akiya-to-hospitality ventures require meticulous preparation, creative vision and alignment with local tourism trends.

Revamping an ageing building is a challenge even before adding language, cultural and regulatory barriers.

For intrepid investors, however, leveraging government programs and respecting community contexts can unlock Japan’s hidden treasures and contribute to rural revitalization.

Dr Masaki Mori – Associate Professor at EHL Hospitality Business School

This article originally appeared on EHL Insights.