Traditional House Rentals in Japan: Machiya, Kominka, and How to Find Houses for Rent

Key Takeaways

• Revitalizing traditional homes is timely as Japan faces ~9 million vacant houses (13.8% of all homes), making machiya and kominka vacation rental crucial for reuse.
• Under a revised vacant-home law (effective Dec 2023), owners of neglected properties can lose tax breaks (paying up to 6× the usual tax), so renting out or renovating traditional houses is now encouraged.
• Machiya and kominka offer spacious, characterful living often at lower cost. Many country houses sell for only ¥20–25M, and per-m² rental can be far cheaper than Tokyo modern apartments.
• Critical risk: these homes lack modern insulation (so hot summers/cold winters are common), and many are structurally aged (may need seismic upgrades). Tenants should verify heating/AC systems and safety.
• Trend: 2025 brings rural revitalization and work‐from-home shifts that boost interest in kominka vacation rental, even as only ~2% of Tokyo's prewar machiya remain. Act soon if you want one.

Why Traditional House Rentals Matter in 2025

Japan's demographic changes and policy shifts have put traditional houses in focus. With 9 million homes sitting empty (due to an aging population and urban migration), the government strengthened its Vacant Home Law in 2023 to pressure owners to maintain or repurpose these rental properties. Unlike the past – when wooden machiya were routinely torn down for new buildings – there is now a push to reuse and preserve what's left. For example, Tokyo estimates fewer than 2% of Edo-era machiya still stand, highlighting the urgency to rent and revitalize the survivors. At the same time, rising housing costs in cities and the rise of remote work make traditional japanese homes attractive: they offer more space and cultural appeal, especially in Kyoto and countryside areas where former farmhouses (kominka) are available for unusually low prices.

Machiya (町家: Traditional Japanese Townhouse)

What it is: Machiya are old wooden townhouses originally designed with a shop or workshop in front and living quarters behind. They have a narrow street facade (often just a few meters wide) and extend deep into the lot (the classic "eel's bed" layout). Machiya typically feature interior tatami rooms, wooden beams, and inner courtyards (tsuboniwa) that bring light and air deep into the house. These features create a unique living space in the heart of a neighborhood, reflecting Edo-period urban life.

Key local rule: In Kyoto, a "Machiya Ordinance" legally defines machiya as wooden houses built before 1950 with traditional techniques and design. This means many machiya rental properties are considered cultural assets and may fall under preservation guidelines.

Pitfall – climate comfort: Traditional walls and roofs have no insulation. Expect summer heat and winter cold – many machiya lack built-in AC or modern heating. Tip: Always check for existing air conditioning/heating or budget to install it. Heavy curtains or insulating screens can help.

Pitfall – parking & access: Machiya houses almost never include a private parking spot. If you own a car, arrange for nearby parking (often at extra cost) or consider living near public transit. In older neighborhoods, streets can be very narrow.

Machiya rental today are usually already renovated for occupancy. In fact, unlike buying a house, renting a machiya does not require the tenant to renovate anything – the owner handles upkeep and repairs before you move in. (Interestingly, some landlords now even allow tenant-led DIY projects if you arrange it in advance.) This can be a major advantage: you enjoy the charm of a machiya immediately without spending extra.

Kominka (古民家: Country Traditional Japanese House)

What it is: Kominka are rural traditional japanese house (sometimes called minka) that often date back 100+ years. Typical kominka features include thick thatched or tiled roofs, heavy wooden pillars, earthen-plastered walls, and a large dirt-floored hearth (irori). These properties are usually far larger than city homes, offering multiple tatami rooms, high ceilings, and often land for a japanese garden or farm. They bring you deep into Japan's farming heritage – living in one lets you experience rural life and community traditions.

Key figure: Tens of thousands of kominka exist in the countryside (for example, Kyoto prefecture alone had ~9,700 vacant kominka as of 2022). Many have remained vacant in depopulated areas. Fortunately, purchase or rental prices are very low. Many countryside homes sell around ¥20–25M, and houses for rent often undercut city rates. This means you could rent a large kominka for a fraction of a Tokyo rental if you don't mind the location.

Pitfall – upkeep: Kominka are old and may need work. Full renovation can average about ¥275,000/m², since you often must update foundations, insulation, plumbing and wiring. Tip: When touring a kominka, pay special attention to the roof, gutters, and any termite damage. Ask if the house has been re-roofed or retrofitted for earthquake safety. Some owners offer partially fixed-up homes (you can move in and renovate gradually).

Pitfall – utilities & access: Many kominka properties lack modern amenities. Check that electricity, running water, and internet exist. (Often you must arrange a new broadband line for reliable internet.) Also note location trade-offs: the nearest train station or shops may be far away. Tip: If you work remotely, verify mobile/wifi signal beforehand. If commuting, map out the route – rural roads can be slow.

Kominka vacation rental appeal to those seeking lots of space and tranquility. Merit: They typically have very generous layouts, often 3–4+ bedrooms plus large living areas. You can rearrange fusuma and paper doors to suit your needs. However, factor in heating costs (many have only a wood stove or dated furnace) and potential renovation time.

Finding & Renting Traditional Houses

• Use specialist agents/websites: General real estate listings rarely highlight machiya/kominka. Instead, search sites and agents dedicated to traditional japanese homes.
• Set your criteria: Decide if you need amenities (e.g. parking, pets allowed, internet) and establish your budget. Traditional houses often require a longer lease (e.g. 1-2 years) and typical deposits/fees. Rental in Kyoto for machiya run roughly ¥100k–¥300k/month depending on size/location. Rural kominka rental can be even cheaper, but remember to budget for higher utilities or repairs.
• Inspect carefully: When viewing, check floors and walls for moisture or pests. Ask the owner/agent if any recent work (roof, plumbing) has been done. Test any heating or cooling. Note that old fixtures (toilet, bath, wiring) may be dated; confirm who pays for upgrades. Also ask about noise (traditional floors creak and walls are thin).
• Negotiate lease terms: Ensure the contract clearly states who is responsible for repairs. Many owners pre-renovate the property, but clarify what alterations (e.g. adding insulation, kitchen appliances) are allowed. Traditional homes sometimes come with a property management fee or special rules (especially in designated cultural areas), so get those details in writing.
• Prepare for move-in: Once agreed, you'll pay the usual upfront fees (shikikin deposit, reikin key-money, agent fee if applicable). Before moving in, set up utilities: many elderly houses need you to switch or install electric/gas meters. Sign up for insurance and register your address. A first cleaning or local craftsman may be needed to adapt storage. After that, you can enjoy your new home's character (and perhaps join local festivals in a community tied to machiya/kominka living!).

Best Practices

Risk: Ignoring building condition.
Impact: Old structures may be earthquake-vulnerable or deteriorating.
How to avoid: Hire a qualified inspector familiar with traditional japanese methods, or ask the landlord for recent safety reports. Check if the house has any seismic reinforcement (koshin-zumi) or if that's something you need to add.

Risk: Overlooking climate comfort.
Impact: Summer heat and winter cold can be extreme in an uninsulated machiya/kominka.
How to avoid: Verify existing air-conditioning and heating systems before signing. Plan to install modern insulation or HVAC if none exists. Bring extra blankets or portable heaters as needed in winter.

Risk: Transportation and access.
Impact: No on-site parking and remote location can make daily life hard.
How to avoid: Check public transit options; consider getting a bicycle or compact car. If you need car parking, locate a nearby lot and factor that cost. For rural homes, ensure reliable road access, especially in winter.

Mini-Checklist:

Risk/Issue	Impact	How to avoid
Weak/old structure	Safety hazard, costly repairs	Get a professional building inspection, require seismic reinforcement if needed.
Poor insulation/amenities	Uncomfortable temperatures, high bills	Check/upgrade HVAC systems; use insulative drapes or screens.
No parking/remote location	Commute difficulty, isolation	Confirm transit links; rent nearby parking or vehicle; live near amenities.
Lease restrictions	Unexpected rules (no pets, etc.)	Read contract fully; ask about renovation and pet policies.

Checklist (Renting Traditional Houses)

1. Decide your goals: Choose between city machiya or country kominka, and define must-haves (e.g. number of rooms, pet-friendly, proximity to work/school).
2. Budget & financing: Determine rental range and fees. Traditional japanese house rentals typically require a shikikin (deposit) and possibly reikin (key money). Compare with buying costs (e.g. rural houses ≈¥20–25M).
3. View properties: Visit multiple houses. Inspect roof, walls, and floors for damage. Test plumbing, electricity, and any installed appliances or AC units. Note natural light, airflow (courtyards/tsuboniwa), and neighborhood atmosphere.
4. Ask questions: Confirm who maintains what: is the house renovated? Who pays utilities? Are pets allowed? Can you hang shelves or repaint? Know if the owner handles major repairs (often yes).
5. Negotiate and agree: Once you choose a house, agree on rental, lease length, and any special terms. Get all agreements in writing (e.g. allowance for tenant-installed internet or aircon). Review the lease with a friend or advisor if possible.
6. Complete paperwork: Submit required documents (ID, visa/residency card, proof of income). Pay the deposit, key-money, and any agency fee. Sign the contract.
7. Prepare the home: Before moving in, plan any immediate upgrades: installing insulation, air filters, or internet. Clean the space and measure for furniture/futons (traditional homes often have built-in alcoves).
8. Move in and register: On moving day, take meter readings (gas/electric) and set up utilities in your name. Update your address at the local ward office.
9. Maintain the house: Keep up regular chores (floors, tatami care). Report any issues (leaks, pests) promptly. Embrace community customs if the house is tied to a local festival or neighborhood council.

FAQ

What exactly are machiya and kominka?
Machiya are the traditional wooden townhouses of cities like Kyoto and Tokyo, originally with a shop-front and connected living quarters. Kominka are rural traditional japanese house – often century-old farmhouses with thatched/tiled roofs and large interiors. Both feature tatami rooms, sliding doors, and exposed wood.

Can foreigners rent these houses?
Yes. There are no special legal restrictions on foreign buyers renting in Japan. You will need a valid visa and the usual documents (ID, guarantor or guaranty company). Some agencies offer English support, and many landlords are open to international tenants.

What should I check before renting?
Examine the condition closely. Look for mold, termites, and structural cracks. Check that heating/cooling is adequate (machiya can be very cold in winter). Ask if any recent renovations or inspections were done. Clarify who will pay for any repairs.

Am I allowed to renovate or modify the house?
Typically the owner does not allow major changes in a rental. Fortunately, most houses for rent come fully renovated or livable already. Some landlords do permit minor DIY improvements (e.g. painting, adding fixtures) if agreed in advance. Always get written permission for anything you plan to alter.

What are typical costs (rental and fees)?
Rental vary widely. In Kyoto, machiya houses for rent often range from around ¥120,000 to ¥300,000 per month, depending on size and location. Initial move-in fees (deposit, key money) are similar to other rental. Do factor in higher heating or renovation costs if needed.

Related Articles

• Exploring Types of Japanese Houses: A Guide to Homes in Japan — A comprehensive overview of traditional and modern Japanese home styles, defining machiya and kominka and their place in today's market.
• Inside the Machiya: Japan's Original Home — In-depth look at the history, design (the "eel's bed" layout and inner courtyards), and modern revival efforts of Tokyo's historic machiya.
• Buy a House in Japan: Guide for Foreigners Buying Property (2025) — Detailed breakdown of 2025 home prices across Japan; notes rural houses often cost only ¥20–25M and many akiya (vacant houses) can be bought for just a few million yen.

Conclusion

Renting a machiya or kominka lets you live in Japan's cultural heritage – a spacious, characterful home at a generally modest price. By following the above steps (using specialist real estate agents, inspecting conditions, and understanding costs and lease terms), you can navigate the unique challenges of these rental properties. The reward is an authentic Japanese lifestyle in a historic home – if you're prepared for the quirks (like insulation and maintenance) and act on the limited stock available.