Renovation Costs in 2026: What’s Actually Changed (and What Hasn’t)

Introduction

If you’ve been researching akiya for more than a few months, you’ve probably noticed something confusing:

Some people say renovations in Japan are still cheap.
Others say costs have exploded.

Both are true — depending on what you’re renovating.

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Here’s what renovation costs really look like in 2026, what’s changed since the early akiya boom, and how to budget without getting blindsided.

The Big Shift: Labor, Not Materials

The biggest cost change since 2023–2024 isn’t lumber or tiles.

It’s people.

Japan is facing:

• A shrinking construction workforce
• Fewer craftsmen trained in traditional homes
• Higher demand from inbound investors and local rebuilds

This means labor now drives renovation cost increases, especially in rural areas.

What Renovations Still Cost Less in 2026

Some things remain relatively affordable compared to Western countries:

✔ Demolition & Interior Removal

• Tatami removal
• Non-load-bearing walls
• Old fixtures

¥300,000–¥800,000, depending on size

✔ Tatami Replacement

• New tatami mats: ¥15,000–¥30,000 per mat
• Re-facing existing tatami is still common

Traditional rooms remain cost-effective to refresh.

✔ Sliding Doors (Shoji / Fusuma)

• Repair > replacement is still the norm
• Paper, tracks, and frames are inexpensive

¥5,000–¥20,000 per panel

Where Costs Have Gone Up (Significantly)

🔺 Plumbing & Electrical

Old akiya almost always need:

• New piping
• Modern breaker panels
• Grounding updates

2026 cost range:
¥1.2M–¥3.5M

This is one of the biggest budgeting mistakes buyers make.

🔺 Roofing & Structural Work

Roof repairs now require:

• Specialized crews
• Seismic awareness
• Material transport to rural areas

¥2M–¥6M, depending on damage

That’s double what some blogs still claim.

🔺 Insulation & Windows

Modern comfort upgrades are no longer “cheap add-ons.”

• Interior insulation retrofits
• Double-pane window installs

¥1.5M–¥4M

Worth it — but no longer optional for year-round living.

Renovation Cost Tiers (2026 Reality)

🟢 Light Refresh (Cosmetic)

Paint, tatami, fixtures, cleaning
¥500,000–¥2M

Good for vacation use or staging.

🟡 Livable Upgrade

Plumbing, electrical, kitchen, bathroom
¥3M–¥8M

Most overseas buyers land here.

🔴 Full Restoration

Structure, roof, insulation, layout changes
¥10M–¥20M+

Often exceeds the home’s resale value.

What Has NOT Changed

Some things remain true in 2026:

• Cheap purchase prices don’t mean cheap renovations
• Contractors still prefer full-scope jobs
• Rural scheduling is slow
• Quotes vary wildly between regions

The difference now is fewer second chances if you misbudget.

Why Online Renovation Estimates Are Misleading

Many viral akiya examples:

• Use owner labor
• Exclude plumbing upgrades
• Ignore permit and disposal costs
• Don’t reflect post-2024 labor rates

What worked in 2021 is not the 2026 baseline.

How Old Houses Japan Helps Buyers Budget Safely

Old Houses Japan approaches renovation differently:

• Flags homes likely to exceed reasonable renovation ROI
• Explains why a house is cheap, not just that it is
• Helps buyers understand real cost tiers before purchase
• Avoids “Instagram renovation” properties that don’t pencil out

The goal isn’t to scare buyers — it’s to prevent regret.

Smart Budget Rule for 2026

A realistic planning rule:

Assume renovation will cost 1–3× the purchase price
unless proven otherwise by inspection.

If the math still works — great.
If not — walk away early.

Final Takeaway

Renovation in 2026 isn’t impossible — it’s just more honest.

The best akiya projects today:

• Choose solid structures
• Budget conservatively
• Renovate strategically
• Prioritize livability over aesthetics

And most importantly — they start with the right house.