In recent years, AKIYA (vacant homes) in Japan have attracted growing interest from overseas.
More and more foreigners are purchasing traditional Japanese houses and detached homes in rural areas, hoping to enjoy Japan's nature, culture, and lifestyle.
In Hokkaido in particular, interest has been increasing in areas blessed with beautiful natural surroundings, such as Niseko, Furano, and Biei.
Many people are saying:
- "I want to move to Japan."
- "I want to enjoy a second life in Japan."
- "I want to start a business using an AKIYA."
However, one question we are frequently asked is:
"If I buy a house in Japan, can I live there permanently?"
The short answer is no.
Owning real estate in Japan and obtaining a visa (residence status) for long-term stay are completely separate matters.
While foreigners are generally free to purchase property in Japan, they must obtain an appropriate residence status based on the purpose of their stay if they wish to live in Japan.
In this article, we explain the main residence status options available after purchasing an AKIYA from the perspective of a Japanese immigration lawyer (Gyoseishoshi).
Buying Property in Japan Does Not Grant a Visa
Foreign nationals can purchase land and residential property in Japan under essentially the same conditions as Japanese citizens.
Even people living overseas may own real estate in Japan.
However, simply because you:
- own a house in Japan, or
- own Japanese real estate,
does not mean you can obtain a visa allowing you to live in Japan long-term.
The key question is:
"What do you intend to do while staying in Japan?"
Your visa depends on your purpose, such as:
- operating a business
- working in Japan
- living with family
- enjoying an extended stay
Each purpose requires a different residence status.
1. Designated Activities Visa (Long Stay for Tourism and Recreation)
If you wish to enjoy Japan's culture and nature through an extended stay, one possible option is the Designated Activities Visa for Long Stay for Tourism and Recreation.
This program is intended primarily for retirees and financially independent individuals who wish to spend an extended period in Japan.
Typical requirements include:
- Nationality from a visa-exempt country or region
- At least 18 years old
- Savings of at least JPY 30 million
- Sufficient financial resources to support your stay
A spouse may accompany the applicant under certain conditions.
This visa may be suitable if you wish to:
- purchase a traditional Japanese home and live in Japan for several months
- enjoy Hokkaido's natural environment
- spend your retirement experiencing Japanese culture
Please note that employment is generally not permitted under this residence status.
Therefore, if you plan to:
- operate an accommodation business using your AKIYA
- open a café
- start a business in Japan
you will likely need a different type of visa.
2. Business Manager Visa (Operating a Business Using an AKIYA)
If you intend to purchase an AKIYA and use it for business purposes, the Business Manager Visa may be appropriate.
Examples include:
- operating a traditional Japanese inn
- opening a guesthouse
- running a restaurant
- developing a tourism-related business
However, simply owning an AKIYA is not enough.
Applicants must satisfy the legal requirements for operating a genuine business in Japan, including:
- a viable business plan
- suitable business premises
- sufficient capital
- a sustainable business operation
Before purchasing an AKIYA, it is important to consider:
- what type of business you intend to operate, and
- which residence status is most appropriate.
3. Work Visa
If you plan to work for a Japanese company, you will need the appropriate work-related residence status based on your occupation.
Examples include:
- Engineer / Specialist in Humanities / International Services
- Highly Skilled Professional
Owning an AKIYA has no direct connection with obtaining a work visa.
Where you live and your eligibility to work are treated separately under Japanese immigration law.
4. Digital Nomad Visa (Designated Activities)
Japan introduced its Digital Nomad Visa in April 2024 under the Designated Activities category.
The visa allows eligible foreign nationals to stay in Japan for up to six months.
Extensions are not available.
Typical applicants include:
- employees of overseas companies working remotely
- freelancers serving clients located outside Japan
Key requirements include:
- annual income of at least JPY 10 million
- private medical insurance covering medical expenses during the stay
Eligible applicants must generally be nationals of countries that:
- have visa exemption arrangements with Japan, and
- meet the applicable tax treaty requirements.
Eligible countries include the United States, the United Kingdom, Canada, Australia, South Korea, Singapore, France, Germany, and others.
Spouses and children may accompany the principal applicant under certain conditions.
Please note that this visa does not allow employment with a Japanese employer.
How to Apply
There are two primary options.
1. Hire a Certified Gyoseishoshi (Administrative Scrivener)
A Gyoseishoshi can assist with:
- reviewing eligibility
- preparing application documents
- submitting immigration paperwork
Applicants living overseas can also receive support through a representative in Japan.
2. Apply Yourself
Applicants may also submit a visa application directly to the Japanese Embassy or Consulate that has jurisdiction over their country of residence.
Supporting Your Move to Japan
As a Certified Administrative Scrivener (Gyoseishoshi) specializing in Japanese immigration procedures, I assist foreign nationals with visas and residence status applications from my office in Sapporo, Hokkaido.
When purchasing an AKIYA, the house itself is not the most important issue.
The key is deciding:
- What kind of life do you want in Japan?
- Will you work?
- Will you start a business?
- Are you planning a long-term stay?
Choosing the right residence status begins with answering these questions.
Our office provides support for:
- Immigration and visa consultations
- Business Manager Visa applications
- Work Visa applications
- Family-related residence status matters
- Permanent Residence applications
We also provide services in English, making it easy for clients living overseas to receive professional assistance.
An AKIYA is more than just an old house.
It can become the starting point for a new life in Japan and a meaningful connection with local communities and Japanese culture.
If you are considering moving to Japan, living in Hokkaido, or making use of an AKIYA, we would be pleased to assist you with the immigration procedures that support your plans.
Looking for a home in Japan?
A Realty Japan is a Tokyo-based real estate agency that helps English-speaking residents rent and buy homes in Japan. Their guide on buying a home in Japan on a working visa is a helpful next step.
