Your house when you are transferred or posted away from your family from Tomakomai | Deciding whether to sell, rent out or leave it empty, and the deadline for the ¥30 million deduction
When you are transferred or posted away from your family, you have to decide what to do with the house you own. Sell it, rent it out, or leave it empty? If you do not know when you will return, the decision is even harder. This article compares the options for homeowners in Tomakomai who are being transferred, from three viewpoints: time period, taxes and the mortgage.
Decide first: when do you plan to return?
| Expected return | Suitable choice |
|---|---|
| Not returning, or undecided and 5 years or more | Sell. Options decrease as time passes, so get an appraisal early |
| Certain to return within a few years | Rent it out for a fixed period (fixed-term lease) |
| Posted alone while your family keeps living there | Keep living there. No need to sell or rent out |
| Returning within 1 year | Leave it empty. Arrange water draining and maintenance for the winter |
If you sell: watch the deadline for the ¥30 million special deduction
When you sell a house you lived in, there is a special measure that lets you deduct up to ¥30 million from the capital gain. Even for a house you stopped living in because of a transfer, it applies if you sell by 31 December of the year that includes the day 3 years after you stopped living there. According to the National Tax Agency, after you move out you may use the house for any purpose. In other words, even if you rent it out during your transfer, you can use the special measure if you sell within the deadline.
For example, if you moved out in August 2026, the deadline is 31 December 2029. The deadline may come while the house is rented out, so once you decide that you will not return, work backward from the deadline to plan when to sell.
If you rent it out: check the mortgage first
- Mortgage contract terms: many mortgages are contracts that assume the borrower lives in the house. Before renting it out, check whether the lender will give approval.
- Fixed-term lease contract: with a fixed-term building lease under Article 38 of the Act on Land and Building Leases, the lease ends when the term expires, without renewal. You can set the contract period to match when you will return.
- Management work: you can hire a real estate company to manage dealing with tenants and repairs. There are management fees and repair costs.
- Taxes: rental income must be reported in a tax return as real estate income. If you are receiving the mortgage tax deduction, the treatment depends on whether your family keeps living there, so check with the tax office or a tax accountant.
If you leave it empty: winter maintenance is the biggest burden
In Tomakomai, a house with no one living in it during the winter can be damaged by frozen water pipes or the weight of snow. The supply pipes on the house side of the water meter belong to the owner, and the owner pays for repairs caused by freezing (Tomakomai City). Measures and how to think about the costs are explained in “If water pipes freeze or burst in Tomakomai“. If you leave the house empty, before winter you need to drain the water and arrange someone who can clear the snow from the roof.
Comparing selling and renting out
| Sell | Rent out | |
|---|---|---|
| Money you receive | The sale price (after paying off the loan) | Monthly rent (minus expenses) |
| Can you return later? | No | Yes (with a fixed-term lease, after the term ends) |
| Effort | Ends at handover | Management continues |
| Taxes | You may be able to use the ¥30 million deduction | Report real estate income |
| Mortgage | Paid off and finished | Lender’s approval needed |
Why it is easy to sell in Tomakomai
In the 2026 official land price publication, the average change across the 47 residential survey points in Tomakomai was +4.15%. If the date of your transfer is fixed, selling at the market price through brokerage is realistic. If the sale will not be completed by your transfer date, you can also switch to a direct purchase or consider a contract that moves the handover date later. For the overall selling process, see “Selling real estate in Tomakomai“.
What we can do
Banana House Inc. (1-1-1 Honkocho, Tomakomai) handles appraisal, brokerage, direct purchase and rental management of homes in connection with job transfers. You are welcome to ask “How much would it sell for?” even before your transfer order is issued. To apply, just give us three things: the type of property, its location and your contact details.
This page was machine-translated. The Japanese original prevails.
Frequently asked questions
By when must I sell a house I stopped living in because of a transfer to pay less tax?
If you sell by 31 December of the year that includes the day 3 years after you stopped living there, you are eligible for the ¥30 million special deduction. Even if you rent it out in the meantime, you can use the special measure as long as you sell within the deadline.
Can I rent out a house that still has a mortgage?
It depends on the contract. Mortgages often assume that the borrower lives in the house, so renting it out requires the lender's approval. Renting it out without approval may breach the contract. Check with your lender first.
I plan to return in a few years. If I rent it out, will I be unable to move back?
With a fixed-term lease contract, the lease ends without renewal when the contract period is over. Set the contract period to match when you will return. With an ordinary lease contract, it is difficult for the landlord to refuse renewal.
What happens if the house does not sell before my transfer?
Until it sells, you remain the owner even after you move, and you continue to pay the property tax and manage the house. If the sale will not be completed in time, consider a direct purchase by a real estate company or a contract that moves the handover date later.
Consultations on selling and vacant houses are free
We can start a valuation with just three things: the property type, its location and your contact details. You do not need to have decided to sell yet.
Banana House Inc., 1-1-1 Honkocho, Tomakomai. We never use pushy sales. Please write in English or Japanese.
Sources and data
- Data retrieved: 2026-10-10. All prices are official public data and do not include our own estimates.
Yuki Nakazawa (President, Banana House Inc.) reviewed the Japanese original of this article. As a licensed real estate broker, we follow the Japanese rules for real estate advertising.
