A Comprehensive Guide for First-Time Buyers

Owning a piece of Japan’s rich culture is a dream for many, and Osaka – with its vibrant food scene, friendly locals, and convenient location – is an exciting place to make that dream come true. In this guide, we’ll explain what akiya (abandoned houses) are, why so many are available (even in a bustling region like Osaka), and how you can purchase one as a vacation home. We’ll walk you through finding listings, evaluating a property’s condition, navigating the buying process (despite language barriers), and what to expect in terms of costs, renovation, and upkeep. Finally, we’ll highlight some Osaka neighborhoods where you might still find akiya bargains, caution you about common challenges, and show you how to get expert help when you’re ready to take the next step. Let’s dive in!

What Are Akiya and Why Does Osaka Have Them?

Akiya (空き家) literally means “empty house” in Japanese. These are homes left vacant or abandoned for various reasons – often due to an aging or declining population, inheritance issues, or owners moving elsewhere. Japan as a whole has a well-documented akiya problem: as of 2023, over 9 million homes (nearly 14% of all houses) across the country sit empty. Many younger people prefer to buy or build new homes in urban areas, believing older houses have little value. When an elderly owner passes away or moves to care facilities, their house may be left to deteriorate if heirs don’t want it. Sometimes heirs even refuse the inheritance to avoid the burden of property taxes or repairs. The result is a glut of cheap, empty houses – the “akiya” – looking for new owners.

Osaka, Japan’s third-largest city and the beating heart of the Kansai region, is not immune to this trend. While Osaka is a major urban center, it still has its share of akiya. In fact, cities are not immune to vacant homes: recent surveys show hundreds of thousands of long-term empty houses in urban areas across Japan, including Osaka. How can homes sit empty in a lively city? In Osaka’s case, many akiya are found in older neighborhoods or suburbs where families moved out to newer apartments or where the population is aging. Some properties are left idle by owners holding out for redevelopment or simply unable to maintain them. Additionally, cultural factors play a role – traditionally, Japanese homes depreciate in value over time (unlike land value), so an older house in Osaka might be seen as “tear-down” material, making it hard to resell. This perception means perfectly good houses can end up abandoned when owners don’t occupy them, adding to Osaka’s stock of akiya.

Why are these houses available? In short, Japan’s demographics (low birthrate and migration of youth to big cities) have left many homes empty. Local governments, including those in Osaka Prefecture, are eager to see vacant homes occupied again – empty houses can become eyesores or safety hazards if they collapse. In response, municipalities have created “Akiya Banks”, which are public databases of vacant houses for sale or rent, to connect sellers (or city officials handling abandoned property) with interested buyers. Osaka’s suburban towns participate in this akiya bank system, often listing abandoned homes on their websites (typically in Japanese). In many cases, there are even subsidies or tax breaks if a buyer promises to renovate an akiya and live in it, as a way to rejuvenate the community. (Keep in mind, these incentives usually target people willing to move in full-time with their families or businesses, not just use the home occasionally – more on that later.)

In summary, an akiya is simply an unused house – and Osaka has them because it shares in Japan’s broader trends of aging society and housing oversupply. The upside for you as a buyer is a chance to get a house in Japan at a shockingly low price. But price alone isn’t the whole story, so let’s look at why Osaka, in particular, could be the perfect place for your vacation home.

Why Choose Osaka for a Vacation Home?

Osaka is a city that steals many hearts. If you’re considering an Osaka akiya as a travel or vacation home, you likely already know some of its appeal. Here are a few reasons Osaka stands out for a second home:

Vibrant City with Rich Culture: Osaka is famous nationwide for its outgoing, friendly people and down-to-earth culture. It’s known as “Japan’s kitchen” for its incredible food scene – from street food like takoyaki and okonomiyaki to countless restaurants and bars. The city offers an abundance of shopping, gourmet dining, and entertainment options, as well as top-quality museums and historic sites. Strolling through the neon-lit streets of Dotonbori, cheering at a Hanshin Tigers baseball game, or enjoying the seasonal beauty of Osaka Castle Park are experiences uniquely offered by this city. Life in Osaka manages to be energetic and fun-loving, making it a great place to spend your holidays.
Location and Travel Convenience: Osaka’s location in the Kansai region makes it an ideal base for exploration. It’s a short train ride away from other beloved destinations – roughly 30–45 minutes to Kyoto or Nara, about 30 minutes to Kobe, and under 2.5 hours by Shinkansen (bullet train) to Tokyo. Having a home in Osaka means you can easily take day trips to visit ancient temples in Kyoto or feed the deer in Nara, then return to your own bed at night. The city is a major transportation hub: the Kansai International Airport offers direct flights from around the world, and the domestic Itami Airport and Shin-Osaka bullet train station ensure you (or your guests) can get in and out with ease. Within the city, Osaka’s public transit is excellent – a dense network of JR lines, private railways, and subways can whisk you from outer neighborhoods to downtown in no time. Even if you buy in the suburbs, you might be only 30–40 minutes by train from central Osaka, which means you won’t feel “too far away” during your stay.
Distinct Charm and Lifestyle: Osaka offers a balance of urban excitement and more relaxed areas. The city has its international side (it’s long been a port trading city, giving it a bit of a cosmopolitan vibe) and a proud local identity. You’ll hear the jovial Osaka dialect spoken, experience a famed comedy scene, and find that people may be more openly friendly than in other big Japanese cities. Owning a home here for vacations means you get to live like a local when you visit: shopping at neighborhood markets, joining local festivals (Osaka’s Tenjin Matsuri in summer is one of Japan’s biggest festivals), and really getting to know the community. Unlike a hotel stay, having your own place lets you settle in and discover the off-the-beaten-path charms – the tiny yakitori bar on the corner or the peaceful temple down the street.
Affordability Compared to Tokyo: Osaka real estate is generally more affordable than Tokyo’s. This is good news for buyers – your money goes further here. While new condos in prime Osaka locations can be pricey, older houses and those outside the city center are extremely affordable by developed-country standards. Public transit’s reach means you can buy in an outer ward or a nearby town, pay a fraction of what a central property costs, and still get to downtown Osaka quickly. For a vacation homeowner, that means you can find a convenient base without breaking the bank. (We’ll talk specifics on prices soon!)

In short, Osaka offers the energy of a big city, the warmth of a hometown, and a strategic location for travel – all compelling reasons to consider an akiya here for your holiday getaways. Now, how do you go about finding one? Let’s look at the practical steps.

Finding an Akiya in Osaka

Locating a suitable akiya in Osaka will take some effort, but thanks to increasing interest (both from Japanese and foreign buyers), more resources are available than ever. Here are practical steps and tips for finding Osaka’s abandoned houses:

1. Explore Akiya Listings and Databases: A good starting point is to search the official Akiya Bank listings for Osaka Prefecture. Many local governments maintain online databases of vacant homes. For example, Osaka Prefecture’s akiya bank site aggregates properties from various towns and cities in the region. These listings are typically in Japanese and often include basic details like location, size, age, and an asking price (or whether the house is free/negotiable). The idea is to connect buyers with empty houses and help repopulate communities. If you have a particular area in mind (say, a certain ward of Osaka City or a suburb like Minoh or Sakai), check that city’s official website for a “空き家バンク” (akiya bank) page. Keep in mind that Osaka City proper – being a large metropolis – may not have a single unified akiya bank, but instead you’ll find listings through private websites or real estate agents for the 24 wards. On the other hand, smaller cities around Osaka (Toyonaka, Takatsuki, Habikino, etc.) often have their own akiya pages.

2. Use English-Friendly Platforms: If Japanese websites feel daunting, don’t worry – several services now collate akiya listings in English. Websites like AkiyaMart, AllAkiyas.com, Old Houses Japan, and Akiya & Inaka list abandoned or cheap houses across Japan, including Osaka, with English descriptions. For example, a quick look at AkiyaMart shows numerous Osaka-area homes (some in Osaka City, some in surrounding towns) with prices ranging from just a few thousand US dollars up to around $50,000 for fixer-uppers. These sites let you filter by region, price, etc., making it easier to find candidates without fluent Japanese. Keep in mind, though, that such platforms may not have every local listing – some really cheap properties might only be advertised locally or on Japanese-only sites. Still, they’re excellent for getting a sense of the market and available properties.

3. Consider Hiring a Specialist or Agent: Because of the language barrier and bureaucratic process, many foreign buyers choose to work with agencies or professionals who specialize in akiya. These firms (such as the mentioned Akiya & Inaka, or others like Nippon Tradings, etc.) act as intermediaries – they can help identify properties that suit your needs, arrange viewings, negotiate with sellers, and handle paperwork. Yes, they charge fees, but they make the process much easier if you don’t speak Japanese. Even some Japanese real estate companies now offer English-language services in Osaka, recognizing the interest from overseas. The benefit of an agent is not only translation – it’s guidance through the legal steps (ensuring contracts are correct, taxes are handled, etc.) and often they can connect you with contractors for renovation or property management services. As one advisor put it, “The real estate buying process in Japan is quite simple, as long as you understand Japanese. If you don’t speak the language, I highly suggest working with someone who can guide you through the process from start to finish.” In other words, a bilingual expert is almost a must-have if you’re not fluent.

4. Search Traditional Real Estate Sites: Not all cheap or vacant houses are labeled as “akiya” on the market. Some are simply listed as older second-hand homes on regular real estate portals (like Suumo, Athome, or Realestate.co.jp for English). It doesn’t hurt to browse these for Osaka, filtering by house (戸建て) and price range. You might find an obscenely cheap old house that isn’t in an akiya bank but still fits the bill. If you go this route, be prepared to contact real estate agents, and again, likely in Japanese. The advantage is a wider net; the disadvantage is it’s labor-intensive without local language skills.

5. Visit the Area (If Possible): If you’re in Osaka or can visit, exploring neighborhoods can be very insightful. Sometimes locals know of empty houses not formally on the market yet. A walk or drive around suburban districts might reveal homes with signs indicating they’re for sale (売り物件) or simply looking visibly unoccupied – a chance to inquire via a neighbor or local town office. Some prospective buyers even check with local city halls or community leaders who might know which homes are vacant and owners might sell. This boots-on-the-ground approach can uncover opportunities but requires tact and likely Japanese conversation, so it’s often done in partnership with a local ally or agent.

Overcoming the Language Barrier: Most akiya hunting will confront you with Japanese language listings and documents. If you don’t read Japanese, plan to use tools and help. Online translation tools (Google Translate, DeepL) can be somewhat useful for websites – for example, copying a description into a translator to catch the gist. However, when it comes to important communication (negotiating price, asking detailed questions) and certainly for legal documents, you will need human help. Hire a translator or work with a bilingual agent rather than relying on DIY translation for contracts. Legal language in Japan is complex, and mistakes in understanding could be costly. In fact, experts strongly advise against trying to translate official documents yourself – certified translators or bilingual lawyers/agents are the way to go for the purchase contract, title registration, etc., to ensure accuracy. The good news is that with the growing akiya trend, there are now professionals (including English-speaking judicial scriveners, real estate attorneys, etc.) who regularly handle these transactions for foreign clients.

In summary, finding an Osaka akiya will likely involve a mix of online research and possibly professional assistance. Use the akiya bank and English listing sites to scout what’s available, and don’t hesitate to get help for the heavy lifting of communication. Next, once you have a potential house (or a short list of them), you’ll need to evaluate it carefully. Akiya can be diamonds in the rough – or just rough. So let’s talk about how to evaluate and inspect a vacant house before you buy.

Evaluating and Inspecting a Prospective Akiya

Not all akiya are equal – some are well-built houses that were simply left empty for a couple of years; others might be decades-old and in various stages of disrepair. Before you fall in love with a low price tag and sign on the dotted line, it’s crucial to evaluate the property’s condition thoroughly. Here are key considerations (and yes, you should visit in person or have a trusted inspector do so, if at all possible):

Overall Structure and Foundation: Check the structural integrity of the house. Look for any signs of structural damage – for example, sagging roof lines, cracks in walls or foundations, or warped beams. Japan’s traditional houses are often wooden; over time, if unmaintained, the structural joints can weaken. If the house has been vacant for years, make sure it hasn’t suffered damage from weather or neglect (like a partially collapsed roof or rotten support pillars). Major structural fixes can be very expensive, so you need to know what you’re getting into.
Termites and Pests: Termites (shiroari in Japanese) love old wood, and akiya homes are often a feast for them if untreated. Inspect for termite damage or infestations – look for tiny holes in wooden beams, crumbling wood that turns to powder, or even active termite tunnels. A professional pest inspection is worth it in Japan’s climate. Likewise, check for signs of rodents or other pests that might have moved in while humans were away.
Roof and Leaks: Osaka gets plenty of rain (especially during the June-July rainy season and typhoons) so a sound roof is vital. Traditional tiled roofs (kawara) are beautiful but can crack or leak over time if not maintained. Water leakage can lead to rot and mold inside the house. When evaluating an akiya, inspect the ceiling corners for water stains, peek into the attic (if accessible) for signs of leaks or mold, and examine the roof tiles or sheets for damage. Re-roofing or repairing a roof can be a significant cost, so you want to know if that’s needed upfront.
Plumbing and Utilities: Many akiya have out-of-date plumbing and electrical systems. It’s common to find old houses with antiquated kitchens and bathrooms. Check the plumbing – are pipes rusted or leaking? What about the sewage connection (some rural homes might even have old-style septic tanks)? Upgrading an akiya often means installing modern kitchens/bathrooms and ensuring the plumbing is up to code. Similarly, electrical wiring in very old homes may be insufficient or not up to modern safety standards. An inspector can tell if the wiring needs replacement (for example, older houses might not support high wattage appliances or might lack proper grounding). Expect to budget for some modernization here – even basics like installing new light fixtures or additional outlets.
Insulation and Windows: Older Japanese homes are famously poorly insulated. Many akiya will have single-pane glass windows, no insulation in walls or floors, and perhaps gaps that let in drafts. This is bearable if you use the home occasionally, but you might still want to invest in insulating if you plan to stay in winter or summer. Check the condition of windows, doors, and any insulation. Adding insulation or storm windows can be part of your renovation plan if comfort is a priority (Osaka winters are chilly and summers hot and humid). Modernizing a house with proper insulation, double-glazed windows, and so on can add cost – but also greatly increase comfort and energy efficiency.
Earthquake Resilience: Japan is earthquake-prone. Building codes were significantly updated in 1981 for better quake resistance (and again in later years). If the akiya was built before 1981, it may not meet current standards. That doesn’t mean it’s about to collapse – many old houses survive quakes – but it’s something to be aware of. Ask for the construction year and whether any reinforcement has been done. You might consider a structural retrofit (like adding braces or installing a modern foundation) if you plan to use the house long-term and it’s an older build. An inspector or architect can assess if the house meets current earthquake resistance standards or if it would need reinforcement.
Renovation History: Find out if any renovations have been done in the past. Sometimes, you’ll luck out – an akiya might have a relatively new roof, or the owner replaced the water heater 5 years ago, etc., before it went vacant. Or perhaps the house was partially renovated by someone who then gave up. Such information can guide your renovation budget. If a house has never been updated (common in very cheap akiya), you’ll likely be looking at a full suite of upgrades (new bathroom, kitchen, flooring, etc.). If it had an update in the last decade, some elements might be usable as-is.
Renovation Cost Estimates: It’s highly recommended to get a professional inspection or contractor’s quote before buying, if you can. In Japan, hiring a certified home inspector for an existing house is becoming more common and costs roughly $600–$1,500 – a worthwhile investment that can save you from nasty surprises. They will evaluate the structure, roof, systems, etc., and give you a report. From there, you can also have contractors give ballpark estimates for necessary work. Many akiya will require at least minor renovations, and some require major overhauls. As a rule of thumb: the cheaper the house, the more you should assume to spend on renovation. One source notes that houses under $15k USD are often in poor shape and will “likely require extensive renovation work”. Be realistic: you might spend as much on renovations as on the purchase (sometimes more, if you’re turning a farmhouse into a comfortable modern dwelling). For instance, one couple bought an akiya for about $23,000 and then spent a few years (and a lot of money) renovating it into their family home. Another buyer paid around ¥5 million (~~$32k) for a very run-down house and put another ¥2 million (~~$13k) into renovations, which made it livable and rentable. Each case varies, but get those estimates so you can budget accordingly.
Community and Environment: Don’t forget to evaluate the area around the house. Is it in a nice neighborhood? Are there friendly neighbors who can keep an eye on the place when you’re not around? If it’s in a rural part of Osaka Prefecture, are you prepared for the yardwork or wildlife that might come with it? If it’s urban, is it next to a noisy factory or on a flood-prone street? Osaka has some low-lying areas; check if the location is in a flood zone or if it ever experienced past flooding (local city offices can provide hazard maps). Also, if you plan this as a vacation home, consider proximity to train stations or bus lines – you (and possibly friends or renters) will want convenient transit. A cheap house that’s 15 minutes walk from a station is more appealing than one that’s 5 kilometers from the nearest train with few buses.

In short, do your due diligence as you would with any home – but with extra care, since akiya are often sold “as-is” and may have hidden issues due to long vacancy. The goal is not to scare you off – many buyers find that even after paying for repairs, their akiya total cost is still quite reasonable. But knowing the condition helps you plan. It’s wise to assume some renovation will be needed and factor that into the true cost of the home.

Tip: If you’re not residing in Japan, try to schedule an inspection trip or have a proxy (friend, agent, inspector) examine the house. Many akiya purchases allow a viewing and even multiple visits – don’t skip this! Pictures can be deceiving, and you’ll want to see (or have someone see) the mold in that bathroom corner or the beautiful original woodwork that could be restored. Armed with a clear picture of the house’s state, you can proceed to the next step: buying it.

Navigating the Purchase Process (Legal Steps and Paperwork)

Buying property in Japan as a foreigner is very doable – Japan imposes no legal restrictions on foreign ownership of land or homes. In fact, the purchase process for an akiya in Osaka will follow much the same procedure as any real estate transaction in Japan. That said, there are some key points and steps to be aware of, especially if you’re not a resident and not fluent in Japanese. Let’s break down the process:

1. Offer and Acceptance: Once you’ve identified the house you want, you (or your agent) will make an offer to the seller. In some cases (like an akiya bank property), the price might be fixed or you might be submitting an application rather than a negotiation. But if negotiation is involved, be prepared that some sellers have sentimental attachment or unrealistic price ideas – you might encounter a house sitting unsold because the owner won’t budge on price, even if it’s clearly too high. Many akiya have already low asking prices, but if you feel it’s overpriced given the renovation needed, you can negotiate. In Japan, it’s common to do this through a real estate agent or intermediary who will convey offers and counteroffers in writing or verbally. Once both sides agree on a price and basic terms, you’ll move to a formal contract.

2. Signing the Contract (Important Documents): The formal purchase and sale agreement will be drafted in Japanese. At this stage, it’s typical to pay a deposit (often 5-10% of the purchase price) to secure the deal. Ensure you get a translation of the contract or have your bilingual agent/attorney explain it to you line by line. Pay attention to clauses about the property’s condition (usually it’s “as is”), what happens if either party backs out, and the timeline for closing. You’ll also want to see a document called重要事項説明書 (Important Matters Explanation) which the real estate agent (if one is involved) must provide – it outlines any easements, rights, or known issues with the property (for example, if there’s a plan to widen the road that might affect the land, or an agreement allowing a neighbor to use part of the land, etc.). As a foreign buyer, you must rely on a professional translation or explanation for these; do not sign anything you don’t fully understand. If you aren’t in Japan, documents can be mailed or sometimes signed digitally, but Japan is paper-heavy so expect some mailing back and forth. Some buyers give their agent power of attorney to sign on their behalf in Japan.

3. Closing the Deal: Japan’s property purchase “closing” involves paying the remaining balance of the purchase price, transferring the title, and registering the new ownership at the legal affairs bureau. The transfer of ownership is completed by a 司法書士 (judicial scrivener), a legal professional who handles real estate registrations. You will hire a scrivener (often the real estate company can recommend one) to manage the title registration process. The scrivener ensures that the seller indeed has clear title and then files the change of ownership so that you are recorded as the new owner. As the buyer, you’ll bear the scrivener’s fee (typically around ¥100,000, roughly $700–$1,000). On closing day, you’ll pay the remaining money (usually via bank transfer or a certified check) and the seller will hand over the property’s keys and any relevant documents (like the deed, house plans if available, etc.). If you’re overseas, this can be done by proxy – for instance, you transfer money from abroad to a Japanese bank account for the purchase and your agent or scrivener can complete the handover without you physically there. It’s quite common for foreign buyers not residing in Japan to buy property remotely, but every step must be planned carefully with your representatives.

4. Taxes and Fees: When you buy an akiya (or any real estate in Japan), be prepared to pay several one-time taxes and fees at closing or soon after. These include:

Stamp Duty on the contract (a tax stamp you must buy and affix, often a few hundred to a few thousand yen depending on property price).
Registration Tax (登記免許税): about 2% of the government-assessed value of the property, paid at registration.
Property Acquisition Tax (不動産取得税): 3–4% of the purchase price (currently 3% for land and 4% for buildings, though exemptions often apply for cheaper properties or for those who will live in them). A bill for this tax is usually sent some months after purchase.
Judicial Scrivener fee as mentioned (~¥100k).
Agent’s commission if you used a real estate agent: this is capped by law at 3% of purchase price + ¥60,000, plus 10% consumption tax. On a cheap akiya (say ¥2,000,000 purchase), the buyer’s agent commission would be at most about ¥132,000 (~$900). Some akiya bank transactions have no agent (thus zero commission), but if you involved one, budget for this fee.

All told, the closing costs (taxes and fees) tend to add roughly 10–20% on top of a low purchase price. For example, one scenario for a ¥2,000,000 house had about ¥174,000 in taxes plus ¥100,000 scrivener and ¥132,000 agent fee, totaling ~¥400,000 extra. While every case varies, don’t be caught off guard – factor these costs in. The annual property tax (more on that later) is separate and will be a continuing expense.

5. Foreign Buyer Considerations: The procedure above is the same for Japanese and foreigners – Japan doesn’t require citizenship or even residency to buy real estate. However, note a few extra considerations for foreigners:

Financing: Almost all foreign akiya buyers purchase in cash (or from their funds back home). Japanese banks typically won’t give a housing loan to a non-resident, and even residents on visas have difficulty getting loans for old rural homes. “Getting a mortgage from a Japan-based bank is nearly impossible as a non-resident. So non-resident foreigners basically need to buy akiya in cash.” as one expert noted bluntly. The amounts are usually low enough to make this feasible, but plan your financing accordingly. You’ll likely be doing a wire transfer of the purchase price. If you do reside in Japan and have a steady income, you might qualify for a loan, but many Japanese banks also shy away from lending on very old properties. Some people take a personal loan from their home country or tap other assets.
Currency Transfers: If you’re bringing money from overseas, be mindful of exchange rates and transfer times. It’s often wise to have a Japanese bank account to move money into ahead of closing, to avoid any last-minute hiccups. Large transfers might also require you to provide proof of transaction purpose due to anti-money laundering rules.
No Visa Benefit: Owning property in Japan does not grant you any residency status or visa on its own. If you’re not a Japanese citizen or resident, you can still buy the home, but you’ll be limited to staying in Japan on normal tourist terms (usually up to 90 days at a time for many nationalities) or any other visa you qualify for. It’s an important point: you cannot move to Japan permanently just because you bought a house – you’d need a proper work, spouse, or investor/business visa, etc., through the standard immigration channels. For vacation usage, this is fine – you come on a tourist visa, enjoy your home for a few weeks or months, and leave. Just be aware that the purchase won’t open any special immigration doors.
Taxes and Notices: As a new owner, you will be on record for property taxes. The local city office will send annual tax bills (usually in Japanese). If you’re not residing in Japan, you might need to appoint a tax proxy (a person in Japan who can receive the tax bills on your behalf). This is a simple form you fill at city hall after purchase, giving, say, your agent or a friend authority to get the bill and/or pay it for you. Discuss with your scrivener or agent about setting up a tax payment method. You don’t want to miss those bills just because you’re not physically there – though they’re usually small for cheap houses, a missed payment could incur penalties over time.
Insurance: It’s wise to get home insurance for your akiya. Fire insurance is common in Japan (covers fires, some natural disasters, etc.) and optional earthquake insurance can be added. As a foreign owner, you can obtain insurance through Japanese insurers; this might require some paperwork in Japanese, but your agent can help. Insurance is relatively affordable (a few hundred dollars a year depending on coverage and house value). This will give peace of mind against risks like a fire, typhoon damage, etc., especially when you’re away.
Closing Logistics: If you cannot be in Osaka for closing, your agent can mail documents to you, but note that Japan often requires ink stamps (hanko) or signatures in-person for some steps. Many foreign buyers give their representative an authorization to complete procedures. Work closely with professionals on how to make the closing smooth even from afar.

In summary, the purchasing process in Osaka is straightforward but paperwork-heavy. As long as you engage the right people (agents, scriveners, translators), you can overcome the bureaucracy. Don’t let the formalities deter you – plenty of foreigners have done this successfully. Once the property is legally yours, the real fun (renovation and enjoying your new home) begins. But before we get to enjoying it, let’s talk money: how much should you budget not just to buy, but also to fix up and maintain an Osaka akiya?

Costs, Renovation, and Maintenance Considerations

One big draw of akiya is the low purchase price, but what about the other costs? It’s important to go in with eyes open about the financial side of owning a vacant home turned vacation property. Let’s break down the typical costs you’ll encounter:

Purchase Prices in Osaka: The cost of an akiya in Osaka can vary wildly depending on location and condition. On the lower end, if you’re looking at suburban areas or smaller homes needing full renovation, you can find properties for well under ¥5 million (around $35,000). In fact, some listings show houses for as little as ¥1–2 million ($10–20k) or even just a few thousand dollars in rare cases. For example, there have been Osaka listings in the ~$10,000 range for very old homes or those in less central wards. Typically, a budget of $30k–$50k could secure a modest house in many Osaka neighborhoods or nearby towns, albeit likely one that needs work. If you go further from the city center, or to the outskirts of Osaka Prefecture, you might even snag larger traditional houses with gardens for similar prices, though condition may be rough.

On the other hand, if you prefer something renovated or in a prime location, prices will be higher. A fully renovated akiya in a desirable Osaka City ward could cost ¥10–¥15 million ($75k–$110k) or more, which is still quite affordable compared to normal market prices for houses in Japan. According to one analysis, it is “very feasible to find an excellent akiya for under $100k, and often below the $50k mark the further away from the cities you go.” Osaka, being a city, might push you toward the upper end of that range for a comfortable place, but it’s all about trade-offs: spend less on purchase = probably spend more on fixing it up (and vice versa). The good news is that Osaka’s real estate market offers plenty of options below typical Western housing costs, so you can enter at a price that suits your wallet.

Renovation and Repairs: As emphasized earlier, plan a renovation budget. How much? It depends on what you want to do. If the house is structurally sound and you just need to make it livable (cleaning, new paint, maybe installing appliances and minor fixes), you might get away with a few thousand dollars in DIY and basic repairs. However, many akiya will need more substantial work: perhaps a new bathroom, a kitchen upgrade, flooring replacements, fixing leaks, and certainly a thorough cleaning (some have accumulated years of grime or even belongings left behind). It’s not uncommon for renovation costs to run in the millions of yen (i.e. tens of thousands of USD). For instance, basic refurbishments like redoing walls, replacing tatami mats, fixtures, and some electrical/plumbing could easily cost ¥2–¥5 million ($15k–$40k). If you plan to add modern insulation, double-glazed windows, or major layout changes, costs increase significantly – possibly another zero on the end, as one guide wryly noted.

On the extreme end, restoring a large traditional house to like-new condition can cost far more than the purchase price (some owners have spent $100k+ on renovations, essentially creating a new home within an old shell). The key is scoping your renovation to your purpose: since this is a vacation home, you might not need to make it a pristine luxury house. You might prioritize fixing structural and weatherproofing issues, ensuring the utilities work, and then doing cosmetic upgrades over time. Perhaps you can live with the retro tiles in the bathroom or the quirky layout for now. Or maybe you want to create your dream holiday retreat and will invest accordingly. Just remember to budget for these improvements from the outset – the cheapest akiya isn’t cheap if it requires a total rebuild.

One silver lining: check if local authorities offer renovation subsidies. Some areas (often more rural towns) provide grants or subsidies for people who renovate akiya and take residence. Osaka Prefecture has had programs in certain locales. The subsidy might cover a portion of renovation costs, up to a limit, if you meet requirements (e.g., actually living there, or being under a certain age). It’s worth asking about this when you inquire on a property – “There may be subsidies available from the local municipal government for renovating akiya, so make sure you ask the akiya bank about this.”. Even if you don’t permanently live there, if you spend considerable time there or register as a resident, you might qualify. It never hurts to ask the city or the akiya bank liaison for any financial support programs for new owners.

Ongoing Maintenance: Owning a house (especially an older one) means ongoing upkeep. What can you expect in terms of maintenance for your Osaka vacation home?

Property Tax: This is an annual tax on property ownership. For a small, low-valued akiya, the annual 固定資産税 (fixed asset tax) is quite low. It’s 1.4% of the assessed value of the land and building each year (plus a tiny city planning tax of 0.3%). The assessed value (for tax) is often much lower than market value, especially if the building is old. For example, on a house with a government value of ¥4,000,000, the annual tax would be around ¥56,000 (1.4%). Some akiya are assessed even lower (because the structure value depreciates to near zero over decades, leaving mostly the land value). In one case, a ~¥4 million valuation resulted in about ¥28,000 annual tax. So you might be looking at only $200–$500 per year in property taxes for many akiya – quite affordable. The city will send tax bills usually in April, often allowing payment in quarterly installments. As mentioned, arrange to receive those if you’re not always in Japan.
Utilities: When you acquire the house, you’ll have to get utilities reconnected or accounts transferred. Water, electricity, and gas (if the area has city gas; otherwise propane tanks) are the basics. If a house was empty for long, the city may have turned off water at the street and the power company disconnected the meter – you’ll need to call to reopen them, which can usually be done in a day or two. There might be small fees to reconnect. Once set up, if you’re not using the house regularly, you can keep utilities at the bare minimum. For example, you might drain the water lines when away in winter and shut the water off to avoid pipe bursts (Osaka doesn’t usually freeze hard, but it can occasionally). Electricity you might keep on if you want to run a dehumidifier or security light. Utility base fees are modest (a few hundred yen a month for electricity just to have an account, similar for water). When you’re there and using the house, you’ll pay for what you consume. Expect somewhat higher electricity/gas bills in an old house if you run heating or cooling – insulation is poor, so it takes more energy to heat in winter or cool in summer. It might be wise to budget for an efficient AC/heat pump installation during renovation to improve climate control. Overall, utilities will likely be like any small household: perhaps ¥5,000–¥15,000 ($35–$100) per month while in use, and almost nothing when you’re away and systems are off.
Routine Maintenance: One challenge of a vacation home is that it sits unoccupied much of the time. An empty house can deteriorate faster if not checked. In Osaka’s humid climate, mold can grow if a house is sealed up through a wet summer with no ventilation. Consider how you’ll manage this: you might ask a neighbor or hire a service to periodically air out the home or check on it. Some owners install remote-controlled ventilation fans or dehumidifiers. At minimum, whenever you arrive after a long absence, be prepared to do a deep airing out and cleaning. You should also plan for tasks like gutter cleaning, roof inspections, and pest control. If the house has a garden or yard, who will mow the lawn or trim the trees? Overgrown yards are not just unsightly – in Japan, neighbors might complain if weeds get too tall, and they can harbor pests. You may need to hire a local gardener occasionally unless you handle it during visits.
Repairs: Things will break or need upkeep: a water heater might fail, roof tiles might need replacing after a decade, etc. Keep an emergency fund for such surprises. Since you won’t be there full-time, a small issue (like a minor leak) could go unnoticed and become a bigger problem. One strategy is to engage a property management service. There are companies (some mentioned earlier in Tokyo Cheapo forum) that for a fee will look after your property – doing inspections, maintenance, even forwarding mail. This might be overkill for a simple vacation home, but if you’re very concerned, it’s an option. At the least, try to befriend a neighbor who can alert you (or your agent) if something seems wrong – e.g., they spot water leaking or a window broken. Many Japanese are curious about newcomers, so once they know you’re the owner, they might keep a friendly eye on the place.
Utilities and Maintenance Costs Estimate: To give a rough idea: Many foreign akiya owners report that their ongoing costs (tax, basic utilities, minor fixes) are a few thousand dollars per year at most. For example, annual tax $300, insurance $300, basic utilities maybe $50/month when not in use (and $100 when in use), plus an allowance for maintenance. If you have to replace a bigger item (say a roof repair every 15–20 years or a new AC unit), that’s a larger one-time expense. Overall, it’s quite feasible that even after purchase and renovation, the holding costs of your Osaka vacation home will be considerably less than, say, the annual condo fees on a timeshare or the cost of renting hotels for frequent trips, which is part of the appeal.

Tip: It’s wise to keep the house minimally alive even when you’re away. This could mean leaving a dehumidifier running on a timer in the wet season, or having someone run water through the pipes occasionally. An empty house can get musty – some owners crack open a window or two (with security grilles) to allow ventilation. Just ensure you balance security (don’t leave it inviting to intruders) with preventing that “stale house” syndrome.

In summary, expect to spend money beyond just the purchase price, but with smart planning, an Osaka akiya can remain a very affordable venture. Many buyers find that even after doubling their cost with renovations, they end up with a fully habitable home for far less than a new house would cost. By budgeting for taxes, upkeep, and improvements, you’ll avoid unpleasant surprises and keep your vacation home enjoyable for years to come.

Now, let’s get specific about where to look in Osaka. What parts of the city or region have these hidden gem houses? In the next section, we’ll highlight some areas to consider (and why).

Where Can You Find Akiya in Osaka? (Neighborhoods to Explore)

Osaka is a large metropolis made up of 24 wards (区) in the city proper, plus a surrounding prefecture of suburban cities and towns. Akiya opportunities exist both within the city and in the outlying areas. Generally, you’ll have more luck in neighborhoods that are a bit older, less centrally located, or more residential in character. Here are a few areas and neighborhoods known for having cheaper or vacant houses:

Nishinari Ward (西成区): Located in south-central Osaka City, Nishinari has long been known as a working-class area. It historically contains Osaka’s old day-laborer district and some red-light spots, giving it a “gritty” reputation. Because of this, property prices in Nishinari are among the lowest in Osaka City. The area is rapidly gentrifying in parts – with new budget hotels and young people moving in – but it still has many old houses and akiya, especially in neighborhoods like Tengachaya, Hanazono, and Tamade. If you don’t mind the blue-collar atmosphere, Nishinari can be a convenient base (it’s right next to popular areas like Tennoji and not far from Namba). In fact, many foreign travelers have stayed in Nishinari for its cheap accommodations and found it has a down-to-earth vibe, retro charm, and delicious inexpensive eateries. Safety, despite the reputation, is generally fine by international standards – it’s more rough edges than danger. You might find an akiya here that, with renovation, becomes a cozy vacation home close to the city action. Just go in with awareness of the neighborhood’s character. On the upside, Nishinari has great transit (multiple train lines) and everyday life conveniences at lower cost.
Ikuno Ward (生野区): East of Tennoji, Ikuno is another older urban ward. It’s known for its large Korean-Japanese community (around the Tsuruhashi area, often called “Osaka’s Koreatown”) and many small factories and homes. Ikuno hasn’t seen as much upscale development, so there are vacant houses tucked in its quiet backstreets. It’s listed among the more affordable wards in terms of property values. Neighborhoods in northern Ikuno, near Momodani or Tsuruhashi, are very lively and culturally rich (with Korean BBQ restaurants, markets, etc.), whereas southern Ikuno is more purely residential. An akiya here could be a great pick if you want an authentic neighborhood feel – you’d be living amid local markets and getting a less touristy experience, while still being a short train ride (15 minutes) from Osaka’s city center.
Taisho Ward (大正区): Taisho is unique – it’s a waterfront ward comprised partly of artificial islands in Osaka Bay. It has an industrial heritage (shipyards, factories) and a notable Okinawan immigrant community, earning it the nickname “Little Okinawa” for the concentration of Okinawan restaurants and cultural influence around Taisho Station. Taisho Ward’s population is aging and some younger folks have moved out, so there are vacant homes, especially in the quieter island sections. A property here might offer a slightly more spacious layout or parking, and some parts of Taisho have a laid-back, almost small-town feel despite being in Osaka City. There are also parks and views along the canals. Keep in mind industry – some areas might be near warehouses or factories (check the immediate surroundings). But Taisho’s charm is growing; for instance, the area around its station has trendy cafes now. One example highlighted was a modern 2LDK house in Taisho Ward for about $90,000 fully renovated – showing that even a move-in-ready home can be relatively affordable here. If you love the idea of being near the water or having an Okinawan izakaya on your street, Taisho is worth a look.
Hirano Ward (平野区): In the southeast of Osaka City, Hirano is an old historic district that was once its own town. It has many traditional houses and is a more residential ward. Hirano is known for some preserved old streets and a generally quiet atmosphere compared to downtown. Because it’s on the edge of the city, prices are lower and akiya pop up in its neighborhoods. In fact, a recently renovated machiya (traditional townhouse) in Hirano was featured for its charming blend of old and new, tucked in a narrow alley and offering a peaceful hideaway in the city. That one was under $90k after renovation, which indicates raw akiya in Hirano go for much less. If you’re looking for a more traditional Japanese home vibe for your vacation house – with perhaps wooden construction, tatami rooms, etc. – Hirano (and neighboring Sumiyoshi or East Osaka areas) might yield some candidates.
Sumiyoshi & Suminoe Wards (住吉区, 住之江区): These are also southern wards of Osaka City, primarily residential. They have a mix of older homes and mid-century “new town” developments. They are not as talked about as Nishinari or Ikuno, but they are in the cheaper tier of Osaka property. Sumiyoshi, for example, has the beautiful Sumiyoshi Taisha Grand Shrine – an area around there still has old houses. Suminoe includes some of the Osaka Bay area developments. You might find akiya particularly in pockets that were early post-war housing tracts now aging.
Osaka Prefecture Suburbs: Beyond the city limits, Osaka Prefecture includes many smaller cities where akiya are plentiful. A few examples:
- Sakai City: Just south of Osaka City, Sakai is large and has both urban and suburban sections. Older neighborhoods in Sakai or its smaller wards might have vacant homes (plus you get to be near historical sites like the Mozu tombs).
- Higashiosaka City: East of Osaka, a mostly residential/light industrial city. It’s like an extension of Osaka’s urban sprawl, with cheaper real estate and likely some akiya in older areas. It’s well connected by train to central Osaka.
- Minoh (Minoo) City: North of Osaka, known for its parks and waterfall. Minoh is more suburban and green – a nice spot for those who want nature close by. There have been akiya listed in Minoh, including traditional houses that require some love. It’s a bit farther out but still commutable.
- Toyonaka, Suita, Moriguchi, Kadoma: These are north/east suburbs of Osaka. They are somewhat more densely populated, but particularly Kadoma and Moriguchi (where many factory workers lived for companies like Panasonic) have aging neighborhoods. In fact, listings show multiple cheap houses in Moriguchi City and Kadoma City (northeast of Osaka) going for under $30k. These areas are on train lines straight into Osaka and could be ideal if you want a house in a quieter neighborhood.
- Tondabayashi, Kawachinagano: In the southern part of Osaka Prefecture, these areas are more rural/residential. Tondabayashi has a historic district (Jinaimachi) with old traditional houses – some may be akiya. Being farther out, you can find larger properties (with gardens, etc.) for low prices. The trade-off is longer travel time to Osaka City (perhaps 1 hour by train).

In Osaka Prefecture’s smaller communities, akiya might be more readily listed on the local “akiya bank”, as they are actively trying to attract newcomers. The choice really comes down to whether you want your vacation home in the city (with all urban conveniences, and you can get by without a car), or in a suburban/rural setting (more space, maybe a car needed, quieter environment). Osaka uniquely offers both: you can have a house within the city that’s close to a train, or you can have a country-style home in the prefecture where you wake up to greenery – all while still being in “Greater Osaka.”

As you consider location, also think about what you want to do with the home when you’re not there. If you intend to occasionally rent it out (to friends or as a vacation rental), a location with easy transit access is a plus for guests. If it’s solely for your family’s use, then you can prioritize what appeals to you most.

Now, having talked up all these possibilities, let’s balance it with some cautions and common misconceptions. Buying an akiya, especially from abroad, is not without its pitfalls. We’ll address those next so you can avoid the common mistakes and head into this venture wisely.

Challenges and Misconceptions to Be Aware Of

Buying an abandoned house in Japan – particularly for use as a part-time vacation home – is exciting, but it’s not a magic ticket. Make sure you’re aware of these common challenges and misconceptions:

“Akiya are free (or almost free)!” – Not exactly:* You may have heard of homes in Japan selling for ¥0 or ¥100. In reality, while some local governments do offer extremely cheap homes, they are the exception, not the rule. Most akiya, especially in accessible locations like Osaka, do have a price (albeit a low one), or they come with conditions. Large traditional homes with some land often list for a few million yen. If a place has been sitting with no buyer interest, sometimes the seller’s asking price is still too high out of sentimentality. Bottom line: Don’t expect to actually get a habitable Osaka house for free. Assume you’ll pay some amount – but it will likely be far cheaper than a new house. Free houses that do exist are usually in very remote areas, very deteriorated, or contingent on you committing to full-time residence and community obligations. Approach the “almost free house” headlines with a grain of salt.
Underestimating Renovation Costs: A big misconception is that you’re just buying a cheap house and that’s that. We’ve stressed this, but to say it again: many ultra-cheap akiya need significant investment to be comfortable. If you buy a ¥1 million house and then discover it needs ¥5 million of work, that’s a shock if you weren’t prepared. It’s not a reason to avoid akiya – it just means budget realistically. As one source bluntly put it, “Forget about buying an akiya as an investment [for profit]… Think of an akiya more as a personal investment in your happiness, as opposed to a financial one.” In other words, do it to create a home you love, not to flip for gain. Be willing to spend on it. The reward is a home tailored to you; the challenge is controlling costs so it doesn’t drain your wallet more than expected. Always get quotes and prioritize renovations (you can stagger projects over a few years if needed). Also be mentally prepared for surprises – once you start work, you might find unseen issues (like “oh, the subfloor is rotting, we need to replace it”). Add at least a 10–20% contingency to your renovation budget for surprises.
Language and Bureaucracy Hurdles: Some folks assume they can do everything in English or through Google Translate. The reality hits when confronted with contracts, city office forms, utility setup calls, etc., all in Japanese. This is a challenge, but not insurmountable with help. Don’t go it completely alone unless you’re fluent. Miscommunication could lead to legal issues or simply a frustrating experience. Hiring professionals does add cost (translator, lawyer, agent fees), but it is often worth it to get it done right. Patience is key, too – Japan’s processes can be slow. For example, property registration might take a couple of weeks; renovating might involve permit applications or coordinating with tradespeople who don’t speak English. Build in extra time for each step, and take a deep breath when paperwork moves at Japan’s pace.
Community Expectations: Akiya programs were generally created to revive communities, not to provide foreigners with vacation pads. What does this mean for you? If you benefit from a local government’s akiya scheme (like a subsidized renovation or a very cheap purchase), they typically expect you will reside in and contribute to the community. This could mean you’re supposed to live there x months of the year, or at least not leave it empty. Some towns might require you to register as a resident of that town. They may also welcome you (even if part-time) to participate in neighborhood activities – e.g., join the local residents’ association, help clean the local shrine, etc. If your plan is strictly to use it as a vacation home and you won’t be around most of the time, be upfront about that when you buy. It’s not a deal-breaker – many people own second homes. But if, for instance, an akiya bank listing explicitly gives priority to buyers who will move in full-time or are under 40 with kids (a common stipulation), and you don’t fit that, you might be politely asked to step aside or not be eligible for certain incentives. The workaround is to focus on properties that are simple private sales with no strings attached. Just go in knowing that the narrative in Japan around akiya is about repopulation – so a vacation homeowner is a bit outside that vision. You can still be a wonderful addition to the area! Just perhaps explain to neighbors that you love Osaka and plan to visit often, and maybe involve yourself when you’re there (attend the summer festival, say hi to folks, etc.). Building goodwill is important, especially in tighter communities.
No, Buying a House Won’t Give You a Visa: This is worth repeating because it’s a common myth among foreigners. Owning property in Japan does not grant residency. You still have to obey the immigration rules for visiting. Before Covid, some people assumed having a house would let them stay indefinitely – it doesn’t. Post-Covid, Japan has reopened to normal tourism, so you can at least come freely as a tourist if your nationality allows visa-free travel. Just remember the limit (usually 90 days). If you dream of spending more than that at a time in your Osaka home, you’ll need to pursue a longer-term visa through other means (student visa, business/investor visa by opening some business, etc., which are separate endeavors). Plan your usage around what your status permits (for most, a few weeks or months a year).
Rental and Usage Restrictions: If you think you’ll just Airbnb the home when you’re not using it, research Japan’s short-term rental laws (minpaku) carefully. In cities like Osaka, short-term rentals are legal but require registration and compliance with regulations (such as having a local emergency contact, following stay limits, etc.). Some areas (like quieter residential zones or condos) might prohibit Airbnb-type rentals altogether. If rental income is important to you, consider long-term leasing instead (monthly or yearly rental) or be ready to navigate the minpaku registration process. However, since the premise of this article is a vacation home for personal use, you might decide not to rent it out at all to avoid complications. Just be aware that if you were thinking “this will pay for itself as an Airbnb,” the reality is not so simple. Many foreign owners in Japan choose not to short-term rent due to the hassle and prefer to keep the home for their own family and friends.
Maintenance When Absent: As discussed, an empty house can face issues. One challenge is simply that you might not know about a problem until you next visit. If a leak starts and nobody’s there, it could damage the floors. If a window is accidentally left open, critters might get in. Osaka can also get occasional typhoons; you should secure your house (shutters closed, etc.) if you know a big storm is coming while you’re away. In rare cases, vacant houses in Japan have been targeted for burglary or squatting, though this is less common in populated neighborhoods. Still, consider some security measures: sturdy locks, maybe motion sensor lights, and making sure it doesn’t look abandoned (have someone clear mail or flyers from the mailbox). The challenge is you’re not local, so you need a plan – whether it’s a friend, a paid manager, or kindly neighbors – to keep an eye out. Many Japanese neighborhoods are tight-knit, so if word gets around that “a foreigner bought so-and-so’s house and comes occasionally,” you might find the community informally watches over it. Embrace that help; being on good terms with neighbors is worth its weight in gold.
Paperwork and Process Glitches: Expect a few bureaucratic headaches. Maybe the seller’s paperwork isn’t all in order (e.g., if the house was inherited by multiple siblings who all need to sign off). Maybe the land boundaries are unclear (older property in Japan sometimes doesn’t have precise surveys – you might want to pay for a survey if it’s rural). Or the utilities company says “we can’t find this address in our system” due to some quirk. These are not dealbreakers but can be frustrating. Just maintain flexibility and lean on your Japanese contacts to sort things out. Buying an akiya can be an adventure – with some unpredictable twists – but with patience you’ll get through them.

Now that we’ve covered the cautionary points, let’s end on a positive note: Owning a vacation home in Osaka can be incredibly rewarding. You’ll have your own private space in one of Japan’s most exciting cities. No more expensive hotels or Airbnbs needed during your visits – you can keep belongings there, truly settle in when you come, and even store those cases of Osaka sake you plan to enjoy each trip! It’s an investment in lifestyle. Many foreigners who have taken the plunge report that while it was a lot of homework and some ongoing work, they absolutely love having their own slice of Japan.

Ready to take the next step? If this guide has only increased your interest, you might be wondering how to proceed from here. This is where we encourage you to seek out personalized assistance to turn the idea into reality.

Making Your Osaka Akiya Dream a Reality – Next Steps

By now, you should have a solid understanding of what buying an akiya in Osaka entails – the opportunities, the process, and the responsibilities that come with it. It’s a big undertaking, but you don’t have to do it alone. In fact, the smartest move you can make as a first-time buyer navigating a foreign real estate market is to get expert help and guidance.

If you’re feeling inspired and are serious about finding that perfect Osaka vacation home, we’re here to support you. AkiyaWorld specializes in helping buyers like you connect with Japanese akiya properties and smooth out the entire process from start to finish. Whether you need help scouting the right neighborhood, want an honest evaluation of a listing, or require hands-on assistance with translations and legal paperwork, our team has the experience to make it easy.

Don’t let language barriers or the maze of paperwork hold you back from your dream. Reach out to us at 【AkiyaWorld’s Contact Us page†】 and let’s turn your Osaka akiya dream into a reality. We can answer any remaining questions, provide one-on-one consultation, and guide you through the next steps tailored to your situation.

Osaka’s abandoned houses are waiting for new life – and with the right approach, one of them could become your family’s cherished home-away-from-home. Imagine having your own base in Japan’s friendliest city, ready for your next adventure or a relaxing holiday at any time. With careful research, a bit of elbow grease, and the right help, an Osaka akiya can indeed be transformed into a comfortable, unique vacation residence that you’ll enjoy for years to come.

Ready to get started? Contact AkiyaWorld today (https://akiyaworld.com/contact-us/) for personalized assistance, and take the first step toward owning your very own slice of Osaka. We’re excited to help you on this journey. Happy house hunting – or as they say in Osaka dialect, 「ぼちぼち行こか！」 (botchi-botchi iko ka – “take it easy, let’s get going!”).

Buying an Akiya in Osaka