Renovation Cost in Japan: A Complete Guide for Homeowners

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

But how much should you expect to spend?

This article will explain everything you need to know about renovation costs in Japan. 

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 13.6% of all houses in Japan were abandoned 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.

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?

Comprehensive renovation cost (general estimate) in 2025

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

Water area renovation in 2025

Bathroom renovation in Japan can be done relatively inexpensively if you only replace the fixtures and interior without changing the layout. The price tends to get higher in cases such as “changing wall-mounted to island kitchen renovation” or “Converting traditional bath to unit bath.”

Interior renovations costs in 2025

When replacing wallpaper or flooring in Japan, the price can vary greatly depending on whether you use common products or are highly functional and stylish. 

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 2025

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.

Room renovation costs in 2025

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.

Layout modification costs in 2025

Entrance, hallway, and staircase renovation costs in 2025

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 costs in 2025

Structural improvement costs in 2025

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?

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. 

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 sourcing used materials, visit local recycling centers, search online marketplaces, and reach out to architectural salvage shops.

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 2025

Here are some examples of renovation costs for a pre-used Japanese home (akiya) in 2025.

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

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.