- In Japan, homes where a death has occurred carry a stigma that can make the home hard to sell.
- But some agents are making a career out of getting these “stigmatized” properties off the market.
- One expert estimates that some of these houses can have their prices reduced by as much as 50%.
The first time Koji Hanahara stepped into one of Japan’s “stigmatized properties,” it was the scene of a lonely death. An elderly man had died alone in his apartment, and his body was only discovered two months later.
It was unnerving, but it reminded Hanahara of why he chose to do what he did. As the CEO of Marks Co., a Japanese real-estate company that specializes in cleaning, renovating, and selling stigmatized properties, it’s his job to get these houses back onto the market again — despite their history.
“I thought I should be the one to do it. At that time, I realized again that it is my mission to help as many people as possible,” Hanahara told Insider.
Building a business around ‘accident properties’ that are hard to sell
The term “jiko bukken” — which translates to “stigmatized property” or “accident property” — is most commonly used to describe a property where a suicide, murder, or natural death has occurred.
“In Japan, it is said that there are about 30,000 lonely deaths at home, about 13,000 suicides a year, and about 2,000 homicides and fire deaths a year, making it a total of 45,000,” Hanahara said. “Not all these properties are rented or sold, but the current situation is that there are a large number of accident properties.”
Not only can these houses be hard to clean, but the stigma makes them almost impossible to sell.
“In Japan, many people have the impression that accident properties are ‘scary,’ ‘ghostly,’ and ‘dirty,’ which makes them exclude accident properties when choosing real estate,” Hanahara said.
While most real-estate agents want to avoid sharing grisly details, Hanahara does quite the opposite.
After working at a construction company for residential homes, Hanahara started his own real-estate agency, Marks Co., in 2016. He pivoted to specializing in stigmatized properties in 2019.
The listing information on his company’s site, Jobutsu Real Estate, includes a room description and details of how and when the previous owner died. “Suicide in December 2018” reads one listing currently available for 26.8 million yen, or $194,857. “The former owner died indoors in 2014” reads another that’s on the market for 21.8 million yen.
Cheaper to rent or buy
Despite the stigma that’s attached to these houses, there’s a big plus point for buyers and renters: price.
Hanahara estimates that properties where lonely deaths have occurred tend to have prices reduced by 5 to 10%, while houses where suicides have occurred tend to have prices reduced by 20 to 30%. The prices of houses where murders have occurred can be reduced by as much as 50%, he added.
On the Jobutsu site, a 29-square-meter stigmatized condo apartment in Shinagawa-ku, Tokyo, costs 21.8 million yen. A non-stigmatized condo of the same size in the same location costs 27.6 million yen, per data from the Japanese real-estate platform Utinokati.
For some young families, the cheap rent is attractive. Kasia Pawlus-Ono, a Polish stay-at-home mom, moved to Japan from Australia with her Japanese husband and their daughter in 2019.
They lived in a stigmatized property in Hanamigawa, in the Chiba prefecture, from March 2019 to May 2021. The former tenant was a young mother who had died in the house, Pawlus-Ono said.
“It was around 25,000 yen when it was half-priced,” Pawlus-Ono told Insider. “We paid one year of the rent basically up forward, because it was half price from the original because of the stigmatized property status.”
In contrast, the average monthly rent for an apartment in Hanamigawa is 56,084 yen, per Utinokati.
“I would say it was a positive experience because our neighbors were fine. It also seemed like they were quite happy that someone moved in because for them it was strange that it was empty for so long,” Pawlus-Ono said. She added that her rent went back its regular price — about 50,000 yen — after a year.
Rent may recover over time, but it doesn’t mean agents no longer have to notify future tenants about the incident. Japan’s Building Lots and Buildings Transaction Business Law prohibits realtors from intentionally withholding facts about the properties they’re selling, Hanahara said. And in October, new guidelines from the Ministry of Land, Infrastructure, Transport and Tourism specified that brokers must disclose deaths if they had been well-known incidents, involved foul play, or have a significant decision-making impact. Realtors must also disclose all past deaths, regardless of their nature, if tenants ask.
Scott Rothman, a technical director from the United States, moved into a stigmatized studio apartment in Shibuya, Tokyo, in September 2017. He lived there for slightly over three years.
“I got I think two free months of rent and the rent was quite discounted,” Rothman told Insider. “The value was way better than I ever could have actually afforded and I even got a couple of free appliances out of it.”
The previous tenant was an older woman who had died of natural causes in the house, Rothman said: “I was weighing the pros and cons of the apartment when I thought, ‘People have to die somewhere? What’s the difference?'”
How to find stigmatized properties in Japan
People can also find stigmatized properties in Japan on a website called Oshimaland.
The site maps stigmatized properties and provides the details and date of the incident that occurred there. However, it’s not an official record; anyone can submit entries to the site, website creator Teru Oshima told Insider.
“Landlords have an incentive to check the website since everything that’s written on it has a negative impact on the prices of their assets,” Oshima said. “They can send me emails, post comments, send direct messages through Twitter or Facebook or any other route to contact me to correct the information if it’s not true.”
Marks Co. receives about two to three notifications about potential property listings in a day, most of which come directly from the relatives of the deceased. The company also works with funeral houses and special cleaning companies to look for more properties, Hanahara said.
In terms of tenants, he’s noticed a trend of people in their 20s and 30s, single mothers, and single women living in stigmatized houses. And while the discounted pricing is one reason these apartments can be appealing — Tokyo, for example, is the fourth-most expensive city in the world to purchase property — it’s not only about money.
“When you think of living in an accident property, you may have the idea that you are choosing the accident property because you have no money,” Hanahara said. But the property might have other appealing perks, such as being located near public transport or in a new building, he added.
Some real-estate agents have reservations about dealing with stigmatized properties.
“I know there is certain demand, but it’s really risky,” Yuki Yanagita, a sales representative from real-estate company J&F Plaza, told Insider. J&F Plaza specializes in helping foreigners find property in Japan.
Along with a smaller pool of buyers, the cost of deep cleaning the house is borne by the agency — something not every company is willing to take on, Yanagita said. People in Japan often also closely associate stigmatized properties with the paranormal, he added.
But as for Hanahara, his goal is step in and handle exactly the stage of the process that others stay away from.
“We will help those who are willing to sell their accident property right from the stage when the accident occurred,” Hanahara said.
Our lease is up in a few months and we found out the landlord is selling our building. Is there anything that we can do now to make this a smooth transition for us? Or are we at the whim of the new owner?
It can be unsettling to find out a new landlord is buying the building in which you rent. You may be wondering how the new owner will run the place and what kind of changes you’ll see.
This might be particularly worrying considering how private-equity backed landlords are buying rental properties in New York City and some tenants in these buildings have seen conditions deteriorate. Some of these firms have been accused of pushing out lower-paying tenants in order to bring in new ones who will pay higher rents.
[Editor’s note: A previous version of this article was published in December 2022. We are presenting it with updated information for May 2023.]
If the building is going to be under new ownership, the options you have to protect yourself will depend on whether you are a rent-regulated or market-rate tenant. It’s worth finding out your rent history to see if you are in a stabilized apartment. It’s possible it has been illegally deregulated. You can also renew your lease to give you some security. Getting to know your neighbors and forming a tenants’ association can also increase your leverage with the new owner.
Request your apartment’s rent history
Your first step should be to get a copy of your apartment’s rent history from New York State’s Division of Housing and Community Renewal. “This is crucial,” says Jennifer Rozen, managing attorney at Rozen Law Group. If it turns out you are in a rent-stabilized apartment, the landlord cannot evict you and must renew your lease.
A reminder: Tenants in rent-stabilized apartments are entitled to automatic lease renewals—so you can’t be evicted if you pay your rent on time and abide by your lease. Your rent can’t be raised more than the percentages set annually by the Rent Guidelines Board (even if that agency, last year, approved the biggest increases in a decade).
Generally apartments will be rent stabilized if the building has six or more apartments and the construction was completed prior to 1974, says Steven Kirkpatrick, a partner at the law firm Romer Debbas.
If you can find out what the last tenant paid, you can make sure you aren’t overcharged by an incoming landlord. To get your rent history, you need to contact DHCR’s rent administration office at 718-739-6400 or get the information online. You can also check out the site Am I Rent Stabilized?
“There’s no downside to requesting a rent history,” Kirkpatrick says. If the rent history indicates your apartment is rent stabilized, you have less to worry about, however you will still be dealing with a new owner who will run the building differently.
The question of how to find out if your apartment is rent stabilized came up recently during Brick Underground Office Hours—a live forum where questions were put to tenant attorney Sam Himmelstein, a partner at Himmelstein, McConnell, Gribben, & Joseph (and Brick Underground sponsor). To find out about our next event subscribe to our newsletter.
Renew your lease
If you are not rent stabilized, getting your current landlord to extend your lease for as long as possible is “the second-best option,” Rozen says. A lease renewal for another year or possibly two provides you with a degree of security even if and when the building is sold. Of course, two-year leases may include a further rent increase for the second year.
“At least you have a lease, you have certainty, you know you are not going to get a big rent increase or be told you have to leave, so there is protection there,” Kirkpatrick says.
Form a tenant’s association
If you don’t know your neighbors, now’s the time to introduce yourself.
Banding together with the other renters in your building can give you extra leverage if your new landlord comes in and you don’t like what they do—or don’t do. You are legally entitled to form a tenant association and forming a group actually gives you extra protections against eviction or retaliatory behavior by the landlord.
Creating a tenant’s association also means you can split legal fees if and when the need arises.
Tenant associations are typically formed if conditions are deteriorating or the character of the building is changing significantly for the worse.
“It’s a lot of work—it’s more of an extreme measure,” Kirkpatrick says. However, looking at the longer term, he says “getting to know your neighbors is generally a good thing.” It can also help with communication if a problem does develop further down the road.
Find out who your new landlord really is
When a landlord buys a building, they often use a limited liability corporation to hide their identities. Check out Who Owns What in NYC to help you identify your new landlord. You can also search the Automated City Register Information System for property records to give you clues about the new ownership.
If you do request your NYC rent history and find your apartment is rent stabilized, consider sharing your experience with Brick readers. Send us an email. We’d love to hear your story and respect all requests for anonymity.
Whether you want to call it by its nickname, “the Big D,” or just by its name, Dallas is often deemed one of many great destinations to live in Texas. With the Dallas Zoo, concerts to see each week, and plenty of outdoor activities, it’s no wonder the city is also home to nearly 1 million people.
If you’re considering buying a home in Dallas, expect the median home sale price to land at around $410,400. And if you’re renting an apartment in Dallas, expect the average rent price for a two-bedroom apartment to be around $2,029.
Don’t worry if those prices don’t fit in your budget – Redfin has options to help you find a home that does. We’ve rounded up a list of the 10 best affordable Dallas suburbs to consider living in – and they’re all under a 30-minute drive from the city. So no matter where you live, you’ll still be close enough to explore the city’s great neighborhoods without the price of living in Dallas.
#1: Wilmer
Median home price: $240,000
Driving distance from Dallas: 20 minutes
Wilmer, TX homes for sale
Wilmer, TX apartments for rent
With a median home sale price nearly $170K less than Dallas, Wilmer claims the first spot on our list of affordable Dallas suburbs. Just about a 20-minute drive away from Dallas, you won’t miss out on what the city has to offer. If you move to Wilmer, make sure to explore the nearby Trinity River Greenbelt Goat Island Preserve where you can find picturesque views of the Trinity River.
#2: Balch Springs
Median home price: $254,900
Driving distance from Dallas: 20 minutes
Balch Springs, TX homes for sale
Balch Springs, TX apartments for rent
Taking second place on our list is Balch Springs. The same distance from Dallas as Wilmer, you’ll be exploring the Dallas Museum of Art in just a quick drive. When living in Balch Springs, make sure to visit Walter E. Luedeke Park or grab some great local Tex-Mex cuisine.
#3: Mesquite
Median home price: $269,000
Driving distance from Dallas: 15 minutes
Mesquite, TX homes for sale
Mesquite, TX apartments for rent
Drive just 15 minutes outside of Dallas and you’ll reach Mesquite, another great suburb to consider living in. With a population of about 136,000, there are plenty of unique spots to visit in Mesquite. Make sure to visit Celebration Station amusement park or City Lake Park for an afternoon picnic if you move to the third most affordable Dallas suburb.
#4: Duncanville (tie)
Median home price: $275,000
Driving distance from Dallas: 15 minutes
Duncanville, TX homes for sale
Duncanville, TX apartments for rent
About a 15-minute drive into the city, consider adding Duncanville to your list of Dallas suburbs to check out. With 37,000 residents, moving to this affordable area can keep you close enough to Dallas, without paying the premium for a home there. Living in Duncanville, you’ll find great picnic spots at Armstrong Park and Lakeside Park. Don’t forget to stop by nearby Cedar Ridge Preserve to hike on one of the many beautiful trails.
#4: Lancaster (tie)
Median home price: $275,000
Driving distance from Dallas: 20 minutes
Lancaster, TX homes for sale
Lancaster, TX apartments for rent
Tying the fourth spot with Duncanville is the suburb of Lancaster. Even with a population close to 39,000, there’s still plenty to do in this Dallas suburb. You can spend the day at Lancaster Recreation Center or Lancaster City Park to enjoy the Texas sunshine. Only 20 minutes away from downtown Dallas, you can easily head into the city, whether you’re looking to try a new restaurant or see a show.
#6: Garland
Median home price: $309,500
Driving distance from Dallas: 30 minutes
Garland, TX homes for sale
Garland, TX apartments for rent
Another well-known Dallas suburb is Garland, where the home prices are nearly $100K less than in Dallas. Garland has about 235,000 residents and is a great suburb to consider moving to. From Spring Creek Forest Preserve and Hawaiian Falls Garland to favorite local restaurants, you won’t get tired of this great suburb.
#7: Grand Prairie
Median home price: $360,000
Driving distance from Dallas: 15 minutes
Grand Prairie, TX homes for sale
Grand Prairie, TX apartments for rent
Next on our list of affordable Dallas suburbs is Grand Prairie, which is roughly 15 minutes away from downtown. With a population of nearly 197,000, you’ll be living in a smaller area, but there’s no shortage of things to do in Grand Prairie. Don’t miss out on visiting Ripley’s Believe It or Not! or one of the many lakefront parks at Joe Pool Lake.
#8: Cedar Hill
Median home price: $370,000
Driving distance from Dallas: 20 minutes
Cedar Hill, TX homes for sale
Cedar Hill, TX apartments for rent
Number eight on our list, Cedar Hill is a great place to rent or buy a home in. Without traffic, you’ll be in downtown Dallas in about 20 minutes, but there are plenty of areas around Cedar Hill to explore in your free time. Popular things to do in Cedar Hill include exploring Dogwood Canyon Audubon Center, Altitude Trampoline Park, Cedar Trails Greenbelt, and Cedar Ridge Preserve.
#9: Combine
Median home price: $372,000
Driving distance from Dallas: 25 minutes
Combine, TX homes for sale
Combine, TX apartments for rent
Taking the ninth spot on our list of Dallas suburbs to consider moving to is Combine. Without traffic, you’ll find yourself in Dallas in roughly 25 minutes. Combine has a population of about 2,700 residents and is home to John Bunker Sands Wetland Center where you can observe the local wildlife.
#10: Irving
Median home sale price: $376,000
Driving distance from Dallas: 15 minutes
Irving, TX homes for sale
Irving, TX apartments for rent
Claiming the final spot on our list is Irving, with a median home sale price of about $45K less than in Dallas. This suburb is home to about 240,000 people, so you’ll still be living in an area with a quarter of Dallas’ population. If you move to Irving, consider checking out the Irving Arts Center, the Mandalay Canal Walk at Las Colinas, and the Fritz Park Petting Farm to see what the city has to offer. If you’re not sure about buying your first home, you can check out the most affordable Dallas suburbs to rent an apartment.
Methodology: Affordability is based on whether a suburb is less than the median sale price of Dallas and under a 30-minute drive from downtown Dallas. Median home sale price data from the Redfin Data Center during April 2022. Average rental data from Rent.com June 2022. Population data sourced from United States Census Bureau.
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Top 8 Reasons to Move to Dallas
10 Pros and Cons of Living in Texas
Most Popular Home Trends in Texas
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