💸 How Much Does It Really Cost to Renovate an Akiya in 2025?

Buying a traditional home in Japan for the price of a used car sounds like a dream—and in many cases, it is. But after you buy that ¥500,000 akiya in the countryside, reality sets in: How much will it cost to renovate this place and make it livable?

The answer depends on several factors—age, location, condition, materials, your goals, and even which prefecture you're in.

In this post, we'll walk you through realistic renovation cost ranges in 2025, break down line items (from plumbing to plaster), and help you budget wisely for your Japanese home project.

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🧮 The Quick Answer: Average Renovation Costs

On average, renovating an akiya in Japan can cost anywhere from:

¥2 million to ¥20 million JPY
(approx. $13,000–$130,000 USD)

Here’s a general breakdown:

Minimal Fix-Up (DIY + Basic Repairs) ¥2–5 million

Mid-Range Renovation (Structural + Systems) ¥6–12 million

Full Gut Renovation / Kominka Revival ¥13–20+ million

🛠️ What Affects the Renovation Cost?

Let’s look at the factors that can swing your budget wildly in either direction:

1. Property Condition

• Neglected homes with leaking roofs, mold, or structural damage cost much more to fix.
• Homes that were lived in until recently or maintained seasonally will need far less work.

2. Location

• Remote mountain areas = cheaper labor, harder logistics.
• Urban areas or popular tourist towns = higher labor & permit costs.
• Islands = extra transport fees for materials and workers.

3. House Type & Size

• Kominka (traditional farmhouses) are often larger and require expensive preservation techniques.
• Smaller post-war homes may just need insulation, plumbing, and a kitchen refresh.

4. DIY vs. Contractor

• Doing parts of the renovation yourself (painting, plastering, etc.) can save big.
• But some work (electrical, septic, roof, permits) must be done by licensed professionals.

5. Purpose of the Renovation

• Personal living? You may tolerate imperfections.
• Rental property or guesthouse? You’ll need to upgrade everything for code compliance and comfort.

🏛 Do I Need Permits?

Most interior renovations do not require permits unless:

• You change the footprint of the home
• You alter structural beams
• You run a business (e.g. café, guesthouse)

Septic systems, new builds, and commercial conversions often require approval from the local government.

💰 Can I Get Help Paying for Renovations?

Yes! Many towns in Japan offer renovation subsidies (改修補助金) for:

• Earthquake resistance upgrades
• Energy efficiency improvements
• Young families moving into vacant homes
• Revitalization of cultural/historic buildings

Grants can cover 10% to 80% of eligible expenses, depending on location.
Old Houses Japan helps buyers apply for these subsidies as part of our service.

💡 Tips for Saving Money on Renovations

• Buy tools and materials from Komeri or Cainz (local hardware stores)
• Use prefab units for kitchens and bathrooms
• Leave the exterior alone if structurally sound
• Sleep on futons instead of installing beds
• Prioritize insulation, windows, and plumbing for comfort and safety

🏁 Final Thoughts: Budget for More Than Just the House

Akiya prices might start at ¥500,000—but your renovation is where the real investment happens.

With the right planning, you can transform a dusty, forgotten home into:

• A cozy personal retreat
• A high-yield rental
• A guesthouse or art space
• A legacy project

We’ve seen clients turn ¥1M fixer-uppers into homes appraised at ¥10–15M after full renovation.

🧰 Need Help Estimating Your Akiya Renovation?

At Old Houses Japan, we help you:

• Evaluate true renovation potential
• Connect with bilingual contractors and builders
• Apply for subsidies
• Stay on budget (and on dream)

📩 Book a renovation consult »