Renovation Cost in Japan: A Complete Guide for Homeowners

Renovating a house in Japan is exciting but can be complicated. Whether you have just purchased an old house, acquired a vacant Akiya home, obtained a free home, or simply want to upgrade your current living space, understanding renovation cost in Japan is essential.

This guide covers Japanese house renovation cost specifically, in yen, based on typical prices across Japan. If you are researching renovation costs for a home outside Japan, the figures and examples below will not apply to your location.

• All prices in this article are in Japanese yen and reflect the Japanese construction market

• Costs vary by prefecture, with central Tokyo running higher than the countryside

• This guide focuses on Japan, including akiya, newly built houses, and existing family homes

Note: As of August 2026, ¥1,000,000 is roughly $6,300 USD, based on an exchange rate of about ¥158 to $1. Exchange rates change daily, so check a live converter for the exact figure when you're budgeting.

Why renovate an old house in Japan?

House renovation can be a cost-effective way to own a property in Japan. 

Japan has a rapidly growing number of vacant homes, known as Akiya. 

The Ministry of Internal Affairs and Communications found that 13.8% of all houses in Japan were vacant homes as of the 2023 survey, the most recent count available. That works out to about 9 million vacant homes nationwide, up from 8.49 million in 2018. This is due to various factors such as decreasing population, inheritance issues, tax issues, and so on.

Many domestic and international investors see this as an opportunity since purchasing an old house is far cheaper than a newly built house. 

Sometimes the vacant homes can be obtained for free through Akiya banks (空き家バンク). 

Additionally, if the property owners renovate an old house to meet the government’s standard and get certified as “long-life quality housing (長期優良住宅),” they may be eligible for tax benefits and government subsidies.

Also, if the renovated house meets certain earthquake standards, the property will qualify for lower earthquake insurance premiums.

Akiya renovation cost in Japan, what makes it different

Akiya renovation costs often run higher than renovating a newer property, even though the purchase price is much lower. Here is why.

• Vacant homes sitting empty for years often have termite damage, mold, or structural issues that are not visible until work begins

• Older properties frequently need earthquake resistance upgrades, since many akiya predate Japan's modern seismic building standards

• If your akiya is in a rural area without a municipal sewer connection, you may need to install or upgrade a septic system before you can legally occupy the property. This is often required by the local government, not optional. For a full breakdown of what this involves and what it costs, see our guide on Japanese toilets and septic systems for akiya.

• Debris removal from an old house can add a real cost, since Japan has strict rules about construction waste disposal

As a rough budget guide, many buyers spend between ¥5,000,000 and ¥10,000,000 on a full akiya renovation, on top of the purchase price. A useful rule of thumb is to budget 20 to 30 percent above your initial estimate, since older properties tend to reveal problems once walls or floors are opened up.

Key factors affecting renovation costs in Japan

The cost of house renovation in Japan varies depending on the location, building age, floor plan changes, and energy efficiency.

Location: Renovation costs in central Tokyo are much higher than in the countryside.

Building age: Older houses require more repairs, and old houses might require earthquake-resistant upgrades.

Floor plan changes: The cost will get higher if you want to modify living spaces (e.g., living room, dining room, etc.)

Energy efficiency: There will be additional costs if you want to upgrade windows, insulation, or flooring to make the house more energy efficient.

Other factors: Plumbing and electrical repairs might be necessary in older properties.

How much does renovation cost in Japan?

According to the Ministry of Land, Infrastructure, Transport and Tourism's annual Housing Market Trend Survey, average renovation spending in Japan recently crossed ¥4,000,000 for the first time. Younger homeowners tend to spend more, with those in their 20s to 40s averaging around ¥6,626,000, compared to ¥2,819,000 for homeowners 50 and older, likely reflecting larger scope projects and higher expectations for finishes.

Comprehensive renovation cost in Japan (general estimate) in 2026

For 2LDK to 3LDK homes, ￥6,000,000 - ￥10,000,000 budget is the average in Japan.

Water area renovation in Japan in 2026

Bathroom renovation cost in Japan can stay low if you only replace the fixtures and interior without changing the layout. These prices reflect standard Japanese bathroom and kitchen renovation work, not general international renovation pricing.

Interior renovations costs in a Japanese house in 2026

When replacing wallpaper or flooring in a Japanese house, the price can vary greatly depending on whether you use common products or highly functional and stylish materials. New flooring in Japan is often priced per tatami mat rather than per square meter, which is different from how many other countries price flooring work.

The price can get higher if you use well-designed wallpapers or tiles with high functionality.

If you want to lower the cost, it is recommended to choose highly durable wallpaper for the living room and around bathrooms and use lower-grade interior materials in areas that are less likely to get dirty.

Storage renovation costs in Japan in 2026

When installing a new closet space in Japan, the cost will vary depending on factors such as the size, the type of door, the number of shelves, and the material of the wallpaper to be installed inside.

Living room and bedroom renovation cost in Japan in 2026

The cost will vary depending on the size of the room, the amount of work, the grade of interior materials, etc. In Japan, using natural materials such as lime plaster for the interior walls instead of wallpaper will make the cost higher.

The living room renovation has a wider range of prices since the work involved varies. The cost tends to be higher if there is a layout change or underfloor heating installation.

Floor plan and layout modification cost in a Japanese house in 2026

Entrance, hallway, and staircase renovation cost in Japan in 2026

In most cases in Japan, renovations of the entrance, hallway, and indoor staircases will each cost less than ￥500,000. However, if you want to use high-quality materials such as marble, the cost may exceed ￥500,000.

Work such as replacing the front door or adding storage to the front door can be done for less than ￥300,000 in most cases.

Exterior renovation cost for a Japanese house in 2026

Structural improvement cost, including earthquake resistance, in Japan in 2026

These figures are general estimates and can vary based on specific project requirements and regional factors. It is highly recommended to contact professionals to get the cost estimation for your specific property.

👉For Akiya renovation, read: Japanese House Construction: Are Akiya Renovations Worth It?

Finding an English-speaking contractor in Japan

Finding a renovation company that communicates well in English gets harder the further you are from a major city. In central Tokyo or Osaka, some contractors serve foreign clients directly. In the countryside, this is much rarer, and most renovation companies operate in Japanese only.

• Ask your real estate agent for contractor referrals, since agents who work with foreign buyers often already have a trusted contact

• Bring a Japanese-speaking friend, colleague, or paid interpreter to quote meetings if you can't find bilingual support

• Get quotes written down, not just spoken, so you have a clear record to refer back to later

• Consider a bilingual property management service if language is a consistent barrier throughout the project, not just at the quote stage

How to manage your property affairs with MailMate

Facing house renovation or other property-related hurdles? 

Consider MailMate’s bilingual property management service to ensure a smooth process for meeting your property's needs.

MailMate offers the following: 

1. Bilingual staff

MailMate’s staff are fluent in Japanese and English, and they can be your communication bridge between whichever Japanese service you need.

For example, if you need your water supply inspected, let MailMate know. We will contact the local company and have them visit and check the water quality. 

Read also: Renovation Cost in Japan: A Complete Guide for Homeowners

2. Schedule maintenance and services 

To ensure your property is in proper shape, you can request services or maintenance by email, phone, or the virtual assistance feature. 

The most common services that homeowners have on their property are:

• Utilities set up

• Fire and disaster insurance quote and contract support

• Internet installation

• Regular cleaning and yard work

MailMate will contact the services on your behalf so you can sit back and relax.

3. Tax agent service

You are responsible for property-related taxes while you are away temporarily or for a while. That can be difficult when you are not in Japan.

But don’t worry. If you make MailMate your tax representative, they will help with the paperwork to ensure you and your property comply.

And if you like, mention any government subsidies or support programs so your tax filing will be correct.

4 cost-saving tips for renovating a Japanese house

Renovating a Japanese house can be costly so you need to be careful. Here are some cost-saving tips to keep in mind.

1. Utilize available tax deductions

Japan offers various tax deductions and subsidies for house renovations that specifically improve energy efficiency, earthquake resistance, and accessibility. The requirements and types of benefits vary depending on the local government.

• Energy-efficient renovations: Installation of solar panels, insulation improvements, or high-efficiency water heaters can qualify for government grants or tax reductions.

• Seismic retrofitting: The Japanese government provides financial aid and property tax reductions for reinforcing older homes against earthquakes.

• Barrier-free modifications: Making adjustments for elderly residents such as installing handrails or ramps, may qualify for financial support.

2. Buy used materials

Using second-hand construction materials can drastically lower renovation costs. Consider using recycled doors, windows, wood, flooring, fixtures, and furniture to cut the cost. For used materials, check local recycling centers, online marketplaces, and architectural salvage shops.

Where to buy new renovation materials in Japan

For new materials, or if you can't find what you need secondhand, Japan's home center chains carry everything from paint and flooring to plumbing fixtures.

• Cainz is the largest chain by sales and has locations across most of the country

• Kohnan is especially strong in the Kansai region

• Komeri focuses on rural and countryside areas, useful if you're renovating an akiya outside a major city

• DCM operates under several regional store names and covers most of Japan

Most of these stores offer tool rental as well, which can save money if you only need something like a demolition hammer or a compressor for a single project.

3. Consider DIY vs. hiring professionals

Deciding when to do repairs yourself and when to hire a construction company can save both time and money.

Simple projects such as painting walls, assembling furniture, and simple tiling can be done without professional help. Also, consider doing basic demolition on your own before bringing in a professional for installation to reduce labor costs.

Doing things on your own as much as possible to save money.

4. Research grants for vacant homes

Some municipalities in Japan offer financial aid for purchasing and renovating Akiya vacant homes. Depending on the local municipality, there might be subsidies, interest-free loans, renovation aid, and tax reductions.

To find out if you qualify for these benefits, check with the local city office.

Example renovation costs for a Japanese home in 2026

Here are some examples of renovation costs for a pre-used Japanese home (akiya) in 2026.

Example 1: Exterior wall & roof construction and partial interior renovation

Partial interior renovation includes wallpaper and tatami replacement, changing toilet from Japanese style to Western style, and unit bath renovation.

Example 2: Changing the layout of a 4LDK home to a 3LDK

The cost includes unit bath renovation, tankless toilet, and roof painting.

Example 3: Skeleton renovation of a 30-year-old-house

Example 4: Skeleton renovation of a wooden 45-year-old-house

Example 5: Renovation of 52-year-old abandoned house 

Source: 中古の一戸建て住宅をリフォームする際の費用相場＆後悔しないための注意点｜rehome-navi

How to finance a renovation in Japan

Most people don't pay for a full renovation out of pocket. Here are the common ways to spend less on financing.

• An unsecured reform loan is the simplest option for smaller projects, though interest rates typically run 2 to 5 percent

• If you're buying and renovating at the same time, a mortgage that bundles in renovation costs, such as Flat 35 Reform through the Japan Housing Finance Agency, usually carries a lower rate, closer to 0.5 to 2 percent

• Reform loan funds are usually paid to the contractor after the work is finished, while mortgage funds are typically disbursed earlier in the process

If you already have a mortgage on the property, ask your bank whether you can combine your remaining balance with new renovation costs into a single refinanced loan, since this can sometimes save money compared to taking out a separate reform loan.

How long does a renovation take in Japan

Construction time alone varies widely, from about 30 days for a partial renovation to 120 days or more for a full skeleton renovation of an older house, based on the examples above.

The full process usually takes longer than the construction period itself.

• Getting quotes from multiple contractors typically takes a few weeks

• Permits may be required for structural changes, adding more time before work can begin

• Contractor availability affects scheduling, especially for larger companies during busy seasons

Build in extra time beyond the construction estimate when planning your move in date, since delays before construction starts are common.

How to avoid renovation cost overruns

Going over budget is common. According to the same MLIT survey, 29.3 percent of homeowners in Japan spent more than they originally planned.

• The most common reason was the scope of work growing once renovation started

• The second most common reason was upgrading fixtures partway through, most often in the toilet or bathroom

• Budgeting 20 to 30 percent above your initial estimate, especially for older houses, helps absorb these surprises

• Get a written quote that clearly states what's included, so scope changes and their added cost are visible and agreed to in writing, not discovered after the fact

Frequently asked questions

How much does it cost to renovate a house in Japan?

Renovation cost in Japan depends heavily on the scope of work.

• A general renovation typically runs from ¥3,500,000 to ¥20,000,000

• A full or skeleton renovation typically runs from ¥3,900,000 to ¥25,000,000

• For a 2LDK to 3LDK home, most homeowners in Japan budget between ¥6,000,000 and ¥10,000,000

Location, building age, and how much you change the floor plan all affect the final price. Renovating in central Tokyo costs more than renovating the same house in the countryside.

How much does it cost to renovate an akiya in Japan?

Akiya renovation cost is often higher than the purchase price of the property itself, even though akiya are known for low prices. Many buyers spend between ¥5,000,000 and ¥10,000,000 on a full akiya renovation, on top of what they paid for the house. Older, vacant properties often need extra work for termite damage, earthquake resistance, or septic system upgrades, so it's wise to budget 20 to 30 percent above your initial estimate.

What is the cost of adding a new room or changing the floor plan?

Changing the floor plan of a Japanese house typically costs between ¥200,000 and ¥3,500,000, depending on how much of the layout changes.

• Adding partitions to create a new room costs around ¥80,000 to ¥250,000

• Removing partitions to open up living spaces costs around ¥70,000 to ¥230,000

• Expanding a living room by removing a partition costs around ¥400,000 to ¥900,000

Does renovating an old house in Japan save money compared to buying new?

Renovating can be cost-effective compared to purchasing a newly built house, especially if you start with a cheap or free akiya. Many domestic and international buyers renovate old houses specifically because the combined cost of the property plus renovation is still lower than building new. That said, older buildings can carry hidden repair costs, so the savings depend on the specific property's condition.

This comparison excludes land cost for the new build figure, so factor in land price separately if you're comparing renovating an existing property against building from scratch on a new plot.

Are there tax deductions or subsidies for renovating a house in Japan?

Yes, several types of renovation work can qualify for tax deductions or government subsidies in Japan.

• Energy efficiency upgrades, such as solar panels, insulation, or high efficiency water heaters, can qualify for grants or tax reductions

• Earthquake resistance reinforcement can qualify for financial aid and property tax reductions

• Barrier free modifications for elderly family members, such as handrails or ramps, may qualify for financial support

• Some municipalities offer separate grants specifically for purchasing and renovating vacant akiya homes

Requirements vary by local government, so check with your city office to confirm what applies to your property.

Should I hire a professional or do renovation work myself in Japan?

It depends on the type of work. Simple projects like painting walls, basic tiling, and assembling furniture can often be done yourself to save money. More involved work, such as plumbing, electrical repairs, or structural changes, should go to a licensed professional. A common cost saving approach is to do basic demolition work yourself before bringing in a professional for the installation.

In closing

If you are considering purchasing a second-hand property and renovating it in Japan, it is crucial to weigh the pros and cons. 

You may find it challenging to find a home renovation company that provides services in English in rural Japan, making house renovation more difficult than it should be. That's why services like MailMate are here to help. 

MailMate will call to help connect your property to gas, water, and other utilities. Additionally, MailMate can help with setting up the internet, cleaning, and land maintenance for a smooth Akiya renovation.

Founded in 2019, MailMate has simplified property ownership for foreigners living abroad and is an increasingly popular option recommended by users and well-known industry figures.