JikoDB

How to Check If Your Apartment Is a Stigmatized Property

A step-by-step guide for foreigners in Japan

5 Ways to Check

  • 1Search on JikoDB — Free online database with 3,500+ properties
  • 2Ask your agent directly — They must answer honestly if asked
  • 3Read the disclosure document — Check 重要事項説明書 for 告知事項
  • 4Look for warning signs — Suspiciously low rent, fresh renovation, long vacancy
  • 5Ask neighbors — Local residents often know the building's history

1. Search on JikoDB

Easiest method — do this first

JikoDB maintains a database of over 3,500 stigmatized properties across Japan, with an English interface.

How to search

  1. 1Go to JikoDB Search
  2. 2Enter the address of the property you're checking (Japanese address works best)
  3. 3Check the map for any stigmatized properties near your address
  4. 4Click on markers to see details: what happened, when, and the verification level

Understanding verification levels

ConfirmedBased on official government data (public housing authorities). Highest reliability.
LikelyBased on real estate company listings that include disclosure notices. High reliability.
UnverifiedUser-submitted or single-source data. Treat as informational.

Tip

Also check the property browse page and filter by prefecture or city. You can also view the area page for your neighborhood to see crime data, disaster risks, and nearby facilities.

2. Ask your real estate agent

Most direct method

Your agent must answer honestly if you ask directly. Here are the questions to ask, with pronunciation:

Question 1: Is this a stigmatized property?

Japanese: この物件は事故物件ですか？

Pronunciation: "Kono bukken wa jiko bukken desu ka?"

Question 2: Are there any disclosure notices?

Japanese: 告知事項はありますか？

Pronunciation: "Kokuchi jikou wa arimasu ka?"

Question 3: Has anyone died in this unit or building?

Japanese: この部屋やこの建物で、誰か亡くなったことはありますか？

Pronunciation: "Kono heya ya kono tatemono de, dareka nakunatta koto wa arimasu ka?"

This question is broader than just asking about the unit — it covers the whole building, which the agent might not otherwise mention.

Question 4: How long did the previous tenant stay?

Japanese: 前の入居者はどのくらい住んでいましたか？

Pronunciation: "Mae no nyuukyosha wa dono kurai sunde imashita ka?"

A very short stay (a few months) could indicate the "reset" tactic — where a tenant briefly occupies the unit to weaken the disclosure obligation.

Important

Ask these questions via emailif possible. This gives you a written record of the agent's response, which is crucial evidence if you later discover a disclosure violation.

3. Read the disclosure documents

Before signing a lease in Japan, you'll receive a document called 重要事項説明書 (juyou jikou setsumeisho — important matters explanation). This is where disclosure of stigmatized properties appears.

What to look for

Japanese termMeaningWhat it indicates
告知事項Disclosure noticeThere is something that must be disclosed — usually a death
心理的瑕疵Psychological defectFormal term for stigmatized property status
過去に死亡事案Past death incidentA death occurred at the property
自殺 / 他殺Suicide / HomicideSpecific type of death
特殊清掃Specialized cleaningBody decomposition required professional cleanup

Can't read Japanese?

Take a photo of the document and use Google Translate's camera feature, or ask your agent to explain each section. You have the legal right to understand what you're signing. Don't rush — take the document home and review it carefully.

4. Spot the warning signs

Even without asking or reading documents, there are visible clues that a property might be stigmatized:

!Rent is 20%+ below comparable units in the same building or area
!One unit is freshly renovated (new flooring, walls, bathroom) while the rest of the building is old
!Key money and deposit are both waived — unusual for desirable properties
!The listing has been active for months despite being in a popular area
!The unit number is 4 (四) — not a guarantee, but the number 4 is associated with death in Japanese (四 = shi = death). Some buildings skip floor 4 entirely
!Strong smell of air freshener during viewing — sometimes used to mask residual odors

None of these are definitive proof, but if you notice multiple signs, it's worth investigating further.

5. Ask the neighbors

Neighbors are often the most reliable source of information, especially for incidents outside the disclosure period.

  • ●Visit the building at different times and try to talk to other residents
  • ●Ask at nearby convenience stores or shops — staff often know the neighborhood well
  • ●A simple "この辺りで何かありましたか？" (Has anything happened around here?) can yield information

Language barrier?

If your Japanese isn't strong enough for casual conversation with neighbors, bring a Japanese-speaking friend. Even basic questions can reveal useful information.

6. What if you're already living there?

If you're already living in an apartment and suspect it might be stigmatized:

  1. 1Search the address on JikoDB
  2. 2Re-read your 重要事項説明書 — look for the terms listed above
  3. 3If you find evidence it was stigmatized and you weren't told, see our disclosure rules guide for your options

Don't panic

If you discover you're living in a stigmatized property, remember: it's physically safe. Many people live in them without any issues. If it bothers you, you have legal options to pursue. If it doesn't, you might actually be getting a great deal on rent.

7. Method comparison chart

MethodEaseReliabilityJapanese needed?Cost
JikoDB search★★★★★★★★★☆No (English available)Free
Ask agent★★★★★★★★☆☆Basic phrasesFree
Read documents★★☆☆☆★★★★★Yes (or translation)Free
Warning signs★★★★☆★★☆☆☆NoFree
Ask neighbors★★★☆☆★★★★☆ConversationalFree

Recommended approach

Start with a JikoDB search (takes 2 minutes), then ask your agent during viewing. If you're still unsure, check the disclosure documents carefully before signing.

Related Guides

※ This article provides general information for foreigners living in Japan. It is not legal advice. For specific legal questions, consult a qualified lawyer. JikoDB's database may not include all stigmatized properties.