Not a salesperson, your agent
Kominka – Japan’s Traditional Homes
Before You Start Looking for a Kominka
Interest in buying kominka has grown in recent years.
But purchasing a traditional Japanese home comes with challenges that are different from those of an ordinary used house.
Before you start looking, it’s worth understanding a few key facts—about the structure of the market, how these properties are handled, and the hurdles you might face along the way.
This page outlines what you should know before you begin your search.
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Limited Market Visibility
Information on kominka often circulates within local networks and is not readily available on major real estate portals. While some may be listed on local government-operated vacant house banks (akiya banks), registration is typically required, and communication with the listing agent may not be smooth. In recent years, due to increasing inbound interest, some properties are listed only on foreign websites.
Current Owners May Not Know the Property Well
In many cases, kominka are inherited properties, and just like with other used homes, it’s rare for the seller to have lived in the house recently—or to have a clear understanding of its current condition.
What makes this more challenging is that sellers often don’t know much about kominka.
For example, during a professional inspection, it was discovered that a main roof beam had shifted and required reinforcement.
In another case, the entryway to the attic—formerly used as a silkworm room—had been sealed off for years, and the seller had no idea where the original opening had been. They had never even been up to that part of the house.
Most kominka are sold as-is¹, and it is also common for the seller to be released from liability for any post-sale issues².
In other words, you may be buying a home from someone who knows very little about the property—and who will not be responsible even if problems later emerge.
If you love kominka, you may be so taken with the charm of the house that you overlook these risks at first.
But to avoid regrets later, it’s wise to gather as much information as possible in advance, work with an agent who understands kominka, and consider making a professional inspection a condition of your contract.
¹ As-is: This means the property is handed over in its current condition, without any repairs or modifications made before the sale.
² Seller liability is waived: Under Japanese law, sellers are responsible if the property does not match what was agreed in terms of type, quality, or condition.
In many kominka sales, this legal responsibility is waived through a contract clause, which explicitly states that the seller will not be held liable for such issues after the sale.
Working with Agents Who May Not Know Kominka Well
This is a common situation buyers should be aware of when purchasing a kominka.
Most real estate agents have little or no knowledge of kominka or traditional construction.
When agents themselves do not understand what needs to be checked, the risk to buyers increases significantly.
An agent may have handled several kominka transactions in the past.
However, that does not necessarily mean they have enough knowledge of kominka to support buyers effectively.
For example, many buyers are concerned about earthquake resistance.
As you may know, traditional homes are designed with a seismic isolation approach, but most agents are unfamiliar with how to evaluate or explain this.
Without that understanding, they may offer the same general explanations used for conventional wooden houses, or be unable to answer key questions.
The ability to identify what to check during a viewing, or what to consider before purchase, depends largely on how well the agent understands kominka—not just as old wooden buildings, but as culturally and structurally distinct homes.
This can significantly affect the quality of information a buyer receives, and ultimately, their ability to make informed decisions.
Legal Barriers, Land Maintenance, and Parcel Count
If the land attached to a kominka is classified as agricultural, you will need to go through a conversion process to use it as residential land. Properties in non-urbanized zones (chosei kuiki) may face additional restrictions on construction or renovation.
In some past cases, sellers have arranged to change the land designation in advance—converting a portion of agricultural land that was to be sold together with the kominka.
This kind of preparation is often necessary, as buyers generally cannot purchase agricultural land as-is.
For sellers, this issue can become a major obstacle to completing the sale.
Even if the property is not classified as farmland, large kominka sites often come with spacious grounds, which can be burdensome to maintain.
When these homes were originally built, families were larger and had more hands to help.
In early summer, rapid plant growth can create challenges such as weeding, pest control, and wildlife intrusion.
If left unmanaged, tall grass and undergrowth can invite animals, block airflow under the floor, and increase the risk of mold, rot, or termites.
This is especially important for buyers who do not plan to live on-site full-time.
In such cases, it may be wise to consider hiring a local management company to maintain the property.
In Japan, land is registered by individual parcels, and each parcel is treated as a separate unit in the property registry.
In most cases, older properties—especially kominka with large grounds—consist of multiple land parcels rather than a single one.
Each parcel must be registered separately after purchase, and registration fees apply per parcel.
This means that the more parcels there are, the higher the total cost—and the longer the process—will be.
Having several parcels is not unusual, but if the number is too high, it can become a concern.
In one case, a property included more than 60 parcels due to mountain and farmland ownership.
Even when the land area isn’t especially large, the property may still be divided into multiple parcels for historical reasons.
Location, Road Access, and Rebuilding Restrictions
Some kominka are located in remote areas, lack proper road access, or fall under “non-rebuildable” classifications.
These factors can significantly affect how you use the property and your ability to sell it in the future.
Make sure to get a thorough explanation from your agent about any legal restrictions and asset risks.
Even if there are no legal restrictions, access to the property can still be a challenge.
Many kominka are located along narrow private roads that do not allow construction or delivery vehicles to enter.
Since most kominka were built at a time when cars were rarely used, it’s common for the entrance to be too narrow for modern vehicles.
In some cases, heavy equipment is needed for repairs, and part of a wall or fence may have to be temporarily removed to allow access—leading to unexpected costs.
When planning repairs or reinforcement work, buyers should consider not only the difficulty of finding professionals, but also the physical limitations of the site itself.
In some cases, relocating the structure may be considered as an alternative.
However, this process is treated as new construction under Japan’s Building Standards Act, and it does not simply involve reassembling the old house as-is.
Careful planning and consultation with specialists who are experienced in traditional construction are essential before pursuing this option.