Japan Akiya Cost CalculatorAkiya Cost Calculator: Sell, Demolish, Rent or Keep an Inherited House in Japan
Compare the money involved in keeping, selling, demolishing, renting or handing an inherited Japanese house (akiya) to the state, including property tax if the residential relief is removed and the ¥30 million vacant-house deduction. Free, nothing is sent.
Amounts on this site are estimates from public data and typical unit costs, not tax or legal advice or a property valuation. Property tax, demolition costs and sale prices vary widely by property and municipality. Confirm with the municipal tax office, a tax accountant or judicial scrivener, and quotes from demolition firms and real estate agents.
FAQ
Does property tax really rise six-fold if I neglect an akiya?
If the residential land relief (taxable base of one-sixth up to 200 m²) is removed, the land's taxable base rises from one-sixth of its assessed value to at most 70%. The land's fixed asset tax rises up to about 4.2 times and city planning tax about 2.1 times. "Six times" comes from losing the one-sixth relief, but the 70% cap usually stops it from going that high.
When is the relief removed?
Since the December 2023 amendment of the Vacant Houses Act, the relief is removed when the municipality issues a warning not only for "specified vacant houses" (dangerous) but also for "poorly managed vacant houses". It also ends from the next fiscal year if you demolish the house (status on January 1).
What is the ¥30 million vacant-house deduction?
If you sell an inherited home built on or before May 31, 1981, after a seismic retrofit or demolition, by December 31 of the third year after the inheritance, you can deduct up to ¥30 million (¥20 million with three or more heirs) from the gain. It covers sales until December 31, 2027.
How is the demolition cost calculated?
The default is the national standard demolition cost used for subsidies (¥27,000/m² for wooden, ¥39,000/m² for other buildings) × floor area. Real costs vary with region, road width and asbestos, so replace it with a quoted unit price.
Is my input sent anywhere?
No. Everything is calculated in your browser.
Sources: land values processed by this site from MLIT "Official Land Price data" (2026) (CC BY 4.0). Property tax: MIC and Tokyo Bureau of Taxation; vacant-house deduction: NTA No.3306; state transfer: Ministry of Justice; default demolition cost: national standard demolition cost (Sanjo City document) (checked 2026-10-31).