Introduction

One of the most important decisions you’ll make when selling your home in Japan is how much to list it for. Price it too high, and you risk scaring away buyers. Too low, and you leave money on the table. Whether you're selling a city apartment, a countryside home, or an akiya (vacant house), your pricing strategy can make or break the sale.

This guide will help you understand how to determine the right price for your property and what factors to consider before listing.

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1. Understand How Home Values Work in Japan

In Japan, homes generally depreciate in value over time, especially the structure. Unlike many Western markets, it’s the land value that holds or increases in worth, while older buildings tend to decrease in value.

Key Considerations:

• Age of the home – Homes over 20–25 years may be worth little unless renovated
• Location – Proximity to train stations, schools, or urban centers boosts value
• Condition – A well-maintained or recently renovated property is more appealing
• Zoning laws and land use – These affect what a buyer can do with the property
• Market demand – Akiya and rural properties face less demand than city homes

2. Research Comparable Properties (Comps)

A great starting point is looking at recent sales of similar properties in your area, known as “comps.”

✔ Check:

• Size (land and building)
• Age and condition
• Distance to amenities
• Price per square meter

You can use Japanese real estate portals like SUUMO, Homes.co.jp, or AtHome, or work with a local agent or platform like Old Houses Japan to gather this data.

3. Factor in Renovation Costs (Especially for Akiya)

If your home is older, buyers will likely factor in the cost of repairs and updates.

Example:

If it costs ¥3 million to make a home livable, buyers may deduct that from their offer. Price accordingly—or invest in light renovations to increase perceived value.

✔ Consider:

• Roof, plumbing, and electrical condition
• Mold, pests, or structural concerns
• Whether the home can be lived in “as-is”

4. Use a Professional Appraisal (If Needed)

A licensed appraiser or real estate agent can provide a valuation report based on:

• Recent sales data
• Land registry value
• Market conditions

This can help set realistic expectations, especially if you’re selling from abroad or in a less familiar region.

5. Decide on a Pricing Strategy

🎯 Market Value Pricing:

List the home at what it’s worth based on comps and appraisals.

🔻 Below Market Value:

Encourages quick offers and multiple interested buyers—especially useful for akiya or rural homes.

💬 Negotiation Room:

Price slightly higher than your target to leave room for negotiation—but don’t overdo it, or you risk turning buyers off.

6. Be Prepared to Adjust

If your home doesn’t get much interest after 30–60 days, it may be overpriced.

✔ Consider a price reduction if:

• You’ve had many views but no offers
• Similar homes are selling faster
• The season is changing and you want to sell soon

7. What About Ultra-Cheap Akiya?

Some akiya sell for under ¥1 million—or even for free in some areas—because of:

• Remote location
• Severe disrepair
• Low demand

If your home falls in this category:

• Focus on land value and development potential
• Work with platforms like Old Houses Japan that attract foreign buyers or investors
• Be flexible and focus on a smooth, fast sale

8. Final Tips: Finding the Right Price for Your Property

✔ Research your local market thoroughly
✔ Know your home’s strengths—and be honest about its flaws
✔ Factor in land value, condition, and buyer demand
✔ Use a clear strategy based on your goals: fast sale vs. top dollar
✔ Work with experts who understand how to price traditional and rural homes

At Old Houses Japan, we help sellers evaluate the right price, market their property effectively, and connect with serious buyers. Need help pricing your home? Book a consultation with our team today.

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