In 1960, Yubari, a former coal-mining city on Japan’s northern island of Hokkaido, had roughly 110,000 residents. Today, fewer than 7,000 remain. The share of those over 65 is 54%. The local train stopped running in 2019. Seven elementary schools and four junior high schools have been consolidated into just two buildings. Public swimming pools have closed. Parks are not maintained. Even the public toilets at the train station were shut down to save money.
And it’s not all straightforward. Consider water pipes. Abandoned houses are photogenic. It’s the first image that comes to mind when you picture a shrinking city. But as the population declines, ever fewer people live in the same housing stock and water consumption declines. The water sits in oversized pipes. It stagnates and chlorine dissipates. Bacteria move in, creating health risks. You can tear down an abandoned house in a week. But you cannot easily downsize a city’s pipe network. The infrastructure is buried under streets and buildings. The cost of ripping it out and replacing it with smaller pipes would bankrupt a city that is already bleeding residents and tax revenue. As the population shrinks, problems like this become ubiquitous.
The common instinct is to fight decline with growth. Launch a tourism campaign. Build a theme park or a tech incubator. Offer subsidies and tax breaks to young families willing to move in. Subsidize childcare. Sell houses for €1, as some Italian towns do.
Well, Yubari tried this. After the coal mines closed, the city pivoted to tourism, opening a coal-themed amusement park, a fossil museum, and a ski resort. They organized a film festival. Celebrities came and left. None of it worked. By 2007 the city went bankrupt. The festival was canceled and the winners from years past never got their prize money.
Or, to get a different perspective, consider someone who moved to a shrinking Italian town, lured by a €1 house offer: They are about to retire. They want to live in the country. So they buy the house, go through all the paperwork. Then they renovate it. More paperwork. They don't speak Italian. That sucks. But finally everything works out. They move in. The house is nice. There's grapevine climbing the front wall. Out of the window they see the rolling hills of Sicily. In the evenings, they hears dogs barking in the distance. It looks exactly like the paradise they'd imagined. But then they start noticing their elderly neighbors getting sick and being taken away to hospital, never to return. They see them dying alone in their half-abandoned houses. And as the night closes in, they can't escape the thought: "When's my turn?" Maybe they shouldn't have come at all.
The instinctive approach, that vain attempt to grow and repopulate, is often counterproductive. It leads to building infrastructure, literal bridges to nowhere, waiting for people that will never come. Subsidies quietly fizzle out, leaving behind nothing but dilapidated billboards advertising the amazing attractions of the town, attractions that closed their gates a decade ago.
The alternative is not to fight the decline, but to manage it. To accept that the population is not coming back and ask a different question: how do you make a smaller city livable for those who remain? In Yubari, the current mayor has stopped talking about attracting new residents. The new goal is consolidation. Relocating the remaining population closer to the city center, where services can be still delivered, where the pipes are still the right size, where neighbors are close enough to check on each other.
The common instinct is to fight decline with growth. Launch a tourism campaign. Build a theme park or a tech incubator. Offer subsidies and tax breaks to young families willing to move in. Subsidize childcare. Sell houses for €1, as some Italian towns do.
Well, Yubari tried this. After the coal mines closed, the city pivoted to tourism, opening a coal-themed amusement park, a fossil museum, and a ski resort. They organized a film festival. Celebrities came and left. None of it worked. By 2007 the city went bankrupt. The festival was canceled and the winners from years past never got their prize money.
Or, to get a different perspective, consider someone who moved to a shrinking Italian town, lured by a €1 house offer: They are about to retire. They want to live in the country. So they buy the house, go through all the paperwork. Then they renovate it. More paperwork. They don't speak Italian. That sucks. But finally everything works out. They move in. The house is nice. There's grapevine climbing the front wall. Out of the window they see the rolling hills of Sicily. In the evenings, they hears dogs barking in the distance. It looks exactly like the paradise they'd imagined. But then they start noticing their elderly neighbors getting sick and being taken away to hospital, never to return. They see them dying alone in their half-abandoned houses. And as the night closes in, they can't escape the thought: "When's my turn?" Maybe they shouldn't have come at all.
***
The alternative is not to fight the decline, but to manage it. To accept that the population is not coming back and ask a different question: how do you make a smaller city livable for those who remain? In Yubari, the current mayor has stopped talking about attracting new residents. The new goal is consolidation. Relocating the remaining population closer to the city center, where services can be still delivered, where the pipes are still the right size, where neighbors are close enough to check on each other.
Yet this approach is politically toxic. Try campaigning not on an optimistic message of turning the tide and making the future as bright as it once used to be, but rather by telling voters that their neighborhood is going to be abandoned, that the bus won’t run anymore and that all the investment is going to go to a different district. Try telling the few remaining inhabitants of a valley that you can’t justify spending money on their flood defenses. [...]
*** So what is being done about these problems?
Take the case of infrastructure and services degradation. The solution is obvious: manage the decline by concentrating the population.
In 2014, the Japanese government initiated Location Normalization Plans to designate areas for concentrating hospitals, government offices, and commerce in walkable downtown cores. Tax incentives and housing subsidies were offered to attract residents. By 2020, dozens of Tokyo-area municipalities had adopted these plans.
Cities like Toyama built light rail transit and tried to concentrate development along the line, offering housing subsidies within 500 meters of stations. The results are modest: between 2005 and 2013, the percentage of Toyama residents living in the city center increased from 28% to 32%. Meanwhile, the city’s overall population continued to decline, and suburban sprawl persisted beyond the plan’s reach.
What about the water pipes? In theory, they can be decommissioned and consolidated, when people move out of some neighborhoods. At places, they can possibly be replaced with smaller-diameter pipes. Engineers can even open hydrants periodically to keep water flowing. But the most efficient of these measures were probably easier to implement in the recently post-totalitarian East Germany, with its still-docile population accustomed to state directives, than in democratic Japan.
***
And then there’s the problem of abandoned houses.
The arithmetic is brutal: you inherit a rural house valued at ¥5 million on the cadastral registry and pay inheritance tax of 55%, only to discover that the actual market value is ¥0. Nobody wants property in a village hemorrhaging population. But wait! If the municipality formally designates it a “vacant house,” your property tax increases sixfold. Now you face half a million yen in fines for non-compliance, and administrative demolition costs that average ¥2 million. You are now over ¥5 million in debt for a property you never wanted and cannot sell.
It gets more bizarre: When you renounce the inheritance, it passes to the next tier of relatives. If children renounce, it goes to parents. If parents renounce, it goes to siblings. If siblings renounce, it goes to nieces and nephews. By renouncing a property, you create an unpleasant surprise for your relatives.
Finally, when every possible relative renounces, the family court appoints an administrator to manage the estate. Their task is to search for other potential heirs, such as "persons with special connection," i.e. those who cared for the deceased, worked closely with them and so on. Lucky them, the friends and colleagues!
Obviously, this gets tricky and that’s exactly the reason why a new system was introduced to allows a property to be passed to the state. But there are many limitations placed on the property — essentially, the state will only accept land that has some value.
In the end, it's a hot potato problem. The legal system was designed in the era when all property had value and implicitly assumed that people wanted it. Now that many properties have negative value, the framework misfires, creates misaligned incentives and recent fixes all too often make the problem worse.
The arithmetic is brutal: you inherit a rural house valued at ¥5 million on the cadastral registry and pay inheritance tax of 55%, only to discover that the actual market value is ¥0. Nobody wants property in a village hemorrhaging population. But wait! If the municipality formally designates it a “vacant house,” your property tax increases sixfold. Now you face half a million yen in fines for non-compliance, and administrative demolition costs that average ¥2 million. You are now over ¥5 million in debt for a property you never wanted and cannot sell.
It gets more bizarre: When you renounce the inheritance, it passes to the next tier of relatives. If children renounce, it goes to parents. If parents renounce, it goes to siblings. If siblings renounce, it goes to nieces and nephews. By renouncing a property, you create an unpleasant surprise for your relatives.
Finally, when every possible relative renounces, the family court appoints an administrator to manage the estate. Their task is to search for other potential heirs, such as "persons with special connection," i.e. those who cared for the deceased, worked closely with them and so on. Lucky them, the friends and colleagues!
Obviously, this gets tricky and that’s exactly the reason why a new system was introduced to allows a property to be passed to the state. But there are many limitations placed on the property — essentially, the state will only accept land that has some value.
In the end, it's a hot potato problem. The legal system was designed in the era when all property had value and implicitly assumed that people wanted it. Now that many properties have negative value, the framework misfires, creates misaligned incentives and recent fixes all too often make the problem worse.
by Martin Sustrik, Less Wrong | Read more:
Image:Vimeo/uncredited
Image:Vimeo/uncredited
