Many people living abroad have a parent’s or grandparent’s house in Japan that is still registered in the deceased person’s name. Many of these houses now stand empty as akiya, Japan’s growing stock of vacant homes. Until recently, leaving them that way had no legal consequence. That has changed: registration is now mandatory, and for many families the deadline is 31 March 2027.

The 31 March 2027 deadline

Since April 2024, heirs must register inherited real estate in their own names within three years of learning that they have inherited it. Failing to do so without good reason can lead to a fine of up to 100,000 yen.

The rule also applies to properties inherited before April 2024. For these, the deadline is 31 March 2027 at the latest. It does not matter how long ago the owner died.

If the heirs cannot agree on who takes the property in time, a simplified declaration that you are an heir can meet the obligation for now. It does not, however, allow you to sell or mortgage the property.

Why it is harder from abroad

Registration requires proof of every heir and an agreement signed by all of them. For heirs outside Japan, this usually means:

tracing the deceased’s family registers (koseki) back to birth, which must be requested in Japan;
signature certificates or notarised affidavits in place of Japanese seal certificates and residence records;
coordinating signatures among heirs who may live in different countries.

Two newer rules also apply to owners living abroad. Since April 2024, an owner without a Japanese address must register a contact point in Japan. Since April 2026, owners must also register any change of name or address within two years.

Your three options

Once the property is registered, you can decide what to do with it. Each option has a trap that heirs abroad often miss.

Option	What it involves	Watch out for
Keep it	Pay annual property tax and arrange maintenance	A neglected vacant house (akiya) can lose its residential tax reduction, sharply raising the tax bill
Sell it	Register in your name first, then sell	When the seller lives abroad, the buyer generally must withhold 10.21% of the price as tax, which you then settle through a Japanese tax return
Hand it to the state	Use the inherited land return system	Only bare land qualifies, so the building must be demolished first. Fees apply: 14,000 yen per plot to apply, plus a charge covering ten years of upkeep if approved

You cannot renounce the house alone. Renouncing at the Family Court means giving up the whole inheritance, and must be done within three months of learning you are an heir.

How we can help

Miyake & Partners helps heirs abroad resolve Japanese property left in a deceased relative’s name. We trace the heirs, prepare the documents and agreements, work with judicial scriveners on registration, and advise on keeping, selling or returning the property. In many cases, this can be done without you travelling to Japan.

With the 31 March 2027 deadline approaching, please contact us early. Gathering family records and signatures from several countries often takes months.

Cross-Border Team: cross-border@miyake.gr.jp
Yasuchika Fukuda, Partner: y-fukuda@miyake.gr.jp

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