Glossary 37 terms every foreign buyer should recognize

akiya · 空き家

A vacant or abandoned house. The term implies no recent occupancy — usually 6+ months. Akiya are the foundation of our index.

kominka · 古民家

A traditional Japanese house, typically pre-war, post-and-beam construction with tile or thatched roof. The cultural-heritage premium attached to the word means kominka listings often command higher prices than equivalent non-kominka akiya.

machiya · 町家

Traditional urban townhouse, especially in Kyoto, Takayama, Kanazawa. Narrow frontage, deep plot, often with an inner courtyard.

minka · 民家

A folk house. Broader category that includes both kominka and ordinary rural homes. Less premium signal than kominka.

再建築不可 · sai-kenchiku-fuka

"No rebuild" zoning. The single most important zoning term you can encounter. A property tagged sai-kenchiku-fuka cannot be torn down and rebuilt, because it fails one or more of: minimum road frontage (2m), road-access width (4m), or land-to-road ratio. If the building burns or you demolish it, the land becomes legally unbuildable.

What it limits:

• You can only renovate the existing structure — not rebuild.
• Mortgages are nearly impossible. Most banks won't lend on no-rebuild plots.
• Resale value is permanently impaired.
• Property tax assessments remain low (the upside).

For cash buyers planning to live in the house long-term, sai-kenchiku-fuka can be a feature: prices are 40-60% of comparable rebuildable plots. For anyone needing financing or resale optionality, avoid.

接道義務 · setsudo gimu

The "road-access requirement" that creates sai-kenchiku-fuka. Article 43 of the Building Standards Act: a buildable plot must front a public road of 4m width or more, for at least 2m of frontage.

用途地域 · yoto chiiki

The "use zone." Twelve categories from category-1 low-rise residential to industrial. Determines what you can do with the property — whether you can run a guesthouse, a shop, etc.

農地転用 · nochi ten-yo

Agricultural-land conversion. The process of converting agricultural-zoned land to residential. Requires permission from the local agricultural committee. Takes 2-4 months.

昭和 · Showa

1926-1989. A listing saying "築昭和55年" means built in Showa 55 = 1980. Convert by adding 1925.

平成 · Heisei

1989-2019. Convert by adding 1988.

令和 · Reiwa

2019-present. Convert by adding 2018.

明治 · Meiji / 大正 · Taisho

1868-1912 and 1912-1926 respectively. Most kominka listed in these eras are 100-150 years old.

売買契約書 · baibai keiyakusho

The sale agreement. Signed at contract, before closing.

手付 · tetsuke

The deposit paid at contract. Typically 5-10% of purchase price. Forfeit if buyer pulls out; doubled-back if seller does.

重要事項説明 · juyo jiko setsumei

The "important matters disclosure" that a licensed agent must provide before signing. If you're buying through an agent, demand this in writing.

司法書士 · shiho shoshi

Judicial scrivener. Handles the title-transfer registration at closing. Required.

坪 · tsubo

Traditional area unit. 1 tsubo = 3.306 square metres = approximately the size of two tatami mats laid end-to-end. Used for land more than building.

㎡ / 平米 · heibei

Square metre. The standard area unit. Building areas are almost always given in ㎡.

1LDK, 2LDK, 3LDK, 4DK, etc.

Floor-plan codes. The number is bedrooms; LDK = living + dining + kitchen as one combined room; DK = dining + kitchen (smaller); K = kitchen only. A 4LDK is 4 bedrooms plus a combined LDK.

平屋 · hira-ya

Single-storey house. Increasingly desirable for older buyers; commands a slight premium.

2階建て · ni-kai-date

Two-storey house. Standard configuration for most postwar akiya.

古家 · koya

"Old house." Used in listings to indicate the structure is included in the sale but the seller assigns no value to it — you're buying the land. Often paired with words like "tsuki-akiya" or "kaitai-zumi" (will be demolished).

空き家バンク · akiya bank

The municipal vacant-house registry. See akiya programs for the deep dive.

移住 · ijuu

"Migration / relocation." The bureaucratic term for moving from city to countryside. Many municipal akiya programs are labeled "ijuu shien" (relocation support).

補助金 · hojokin

Subsidy / grant. Akiya-bank renovation grants are hojokin.

住民票 · juminhyo

Resident registration certificate. Required for most akiya-bank grant programs. See visa & residency.

梁 · hari

Beam. Kominka listings often advertise "fukubuka-na hari" (massive exposed beams) as a feature.

柱 · hashira

Column. The daikoku-bashira (大黒柱) is the central load-bearing column of a kominka — never remove it.

和室 · washitsu

Japanese-style room (tatami, shoji, often a tokonoma alcove).

洋室 · yoshitsu

Western-style room (carpet or wood floor, no tatami).

畳 · tatami

Straw-mat flooring. Also a unit: room sizes are commonly given in "jo" (= one tatami's worth, about 1.65㎡). A 6-jo room is ~10㎡.

床の間 · tokonoma

Alcove in a washitsu, for displaying a hanging scroll or ikebana. Indicates a more formal kominka.

縁側 · engawa

The wooden veranda running along the outside of a traditional house. Kominka signature feature.

玄関 · genkan

The entryway where shoes are removed. In rural kominka, often a packed-earth doma (土間) floor.

蔵 · kura

Detached storehouse. Almost every farming kominka has one. Often more structurally sound than the main house.

温泉付き · onsen-tsuki

"Onsen-included" — the property has piped hot-spring water. Premium feature in Hakone, Yamagata, and Hokkaido onsen towns.

設備 · setsubi

Equipment / fittings. The "setsubi" section of a listing tells you what appliances and fixtures stay with the house.