Tokyo Realty Buyer’s Guide
A smart guide to buying an apartment in Japan
Japanese apartments are sold, owned and managed a little differently from homes in many other countries. This guide explains the key points in plain English, from pet rules and elevators to earthquake standards, ownership and monthly building fees.
Start with the essentialsAt a glance
The first things to check
These details can make a major difference to your daily life, future expenses and resale value.
Are pets allowed?
Confirm whether pets are permitted and check the number, weight, size and breed restrictions. “Pet negotiable” is not the same as formal approval under the building rules.
Is there an elevator?
Check whether the elevator stops on every floor and whether there are steps between the entrance, elevator landing and apartment. This is particularly important in older buildings.
Management fee
This pays for the everyday operation of the building, including cleaning, management staff, common-area electricity, inspections and administration.
Repair reserve fund
Money collected for major future repairs such as exterior painting, waterproofing, shared pipes, elevators, roofs and other common building equipment.
What does 3LDK mean?
It means three separate rooms plus a combined living, dining and kitchen area. The label describes the number of rooms, but not necessarily how large they are.
What is a maisonette?
A maisonette is an apartment arranged over two internal levels. It can feel more like a house, but the internal stairs reduce usable space and may not suit everyone.
Layouts and terminology
How Japanese apartment plans are described
Example: 3LDK
3 means three separate rooms. L means living room, D means dining area and K means kitchen.
A 2LDK has two separate rooms plus an LDK. A 1LDK has one separate room plus an LDK.
What is “one room”?
A 1R normally has one combined living and sleeping area, often with a small kitchenette inside the same room.
A 1K has one main room plus a kitchen area separated by a door or hallway.
What is a maisonette?
Usually bedrooms
Living, dining and kitchen
Maisonettes provide more separation between living and sleeping areas. However, the internal staircase takes up floor space and may be inconvenient for small children or older residents.
Japanese room sizes: “J” or “jo”
Floor plans often show room sizes using the approximate number of tatami mats. The exact conversion can vary depending on the property, but these figures are a useful guide.
Monthly building costs
Management fees and repair fees are different
Almost all condominium owners pay both fees every month in addition to their mortgage, utilities and property taxes.
Management fee
- Cleaning of entrances, corridors and shared areas
- Building manager or concierge costs
- Electricity and water used in common areas
- Routine inspections and minor maintenance
- Management company and administrative expenses
- Security systems and common facilities
Repair reserve fund
- Exterior painting and concrete repairs
- Roof and balcony waterproofing
- Replacement of shared water and drainage pipes
- Elevator renewal and major equipment replacement
- Entrance, corridor and exterior renovations
- Large-scale repair projects
Building and age
Age matters, but maintenance matters too
A well-maintained older building in a strong location can still be an excellent purchase.
Modern and lower maintenance
Newer facilities, improved insulation and fewer immediate repair concerns, but usually a higher purchase price.
Still relatively new
Often a useful balance between price, condition and modern building specifications.
Check repair history carefully
Major works, pipe condition, waterproofing and the repair reserve balance become increasingly important.
Location may outweigh age
Prime-location buildings can retain value well, but finance, insurance and future repair risks require closer review.
OLD EARTHQUAKE STANDARD
Generally buildings approved before June 1981
Buildings constructed under the older standard are not automatically unsafe, and if the building is re-inforced concrete- as many inner city apartments are, then there is little to be concerned about. However, the resale value of these apartments is generally less. Some astute investors actually target older buildings - looking to unlock the value of these properties when they are re-built.
NEW EARTHQUAKE STANDARD
Generally buildings approved from June 1981 onward
The new standard introduced stronger earthquake-performance requirements. These buildings are generally easier to finance and may have stronger resale appeal. You may notice an increase in price per meter as you go from apartments built in 1980 up to those built in 1982 due to such buildings being covered by the new standards.
What is a skip-stop elevator?
Some older buildings have elevators that stop only on alternating floors. The resident may need to walk up or down half a flight of stairs from the nearest elevator landing.
An advertisement may simply state “elevator available”, so it is important to check the actual route from the building entrance to the apartment.
Price factors
What normally affects apartment value?
Location
The ward, neighbourhood, immediate street, schools, prestige, shopping, green space, flood risk and local atmosphere all affect value.
Building age
Newer buildings normally command a premium, but a well-managed older building in a desirable location can outperform a newer building in a weaker area.
Distance from station
Walking distance is a major price factor. Properties within five minutes often attract a premium, while values usually soften beyond ten to fifteen minutes.
Apartment size
Larger homes cost more in total, but the price per square metre may be lower. Spacious family-sized apartments can be relatively scarce in central Tokyo.
Ownership and common property
What belongs to you—and what belongs to the building
Number of apartments in the building
Smaller building: You may own a larger proportional share of the land and have more influence in building decisions. However, repairs are divided among fewer owners, so the cost per apartment can be higher.
Larger building: Major repair costs are spread among more owners and there may be better facilities. However, your individual land share is usually smaller and decision-making can be more complex.
Windows
Window frames, exterior glass and exterior-facing components are usually treated as common property.
Owners normally cannot replace or change them freely without approval from the building management association.
Balconies and roof balconies
Balconies are normally common property provided for the exclusive use of the adjoining apartment.
The management association may restrict flooring, storage, planting, smoking, enclosures and other alterations. Balconies must normally remain clear as emergency evacuation routes.
Shared building decisions
Owners automatically become members of the management association and contribute to decisions concerning repairs, budgets, building rules and long-term maintenance.
Good management records and a healthy repair reserve can have a significant effect on future value.
Why are two bathrooms uncommon in Japan?
Japanese homes traditionally have one shared family bathing area, and many buyers do not want to sacrifice valuable floor space or pay for a second full bathroom. Two complete bathrooms are therefore uncommon, even in relatively large apartments. Some larger homes have two toilets, although this is also not standard.
Frequently asked questions
Common questions from apartment buyers
Does “pets allowed” mean that any pet is acceptable?
No. Buildings may restrict the number of animals, weight, shoulder height, breed, use of elevators and how animals are carried through common areas.
Is a low monthly management or repair fee always better?
No. Fees should be compared with the services provided, the building size, repair reserve balance, long-term repair plan and any history of special one-off payments.
Is a building constructed after 1981 automatically safe?
No date can guarantee the condition of a building. The earthquake standard is important, but maintenance history, structural alterations, past repairs and the condition of the common areas must also be reviewed.
Can I replace the windows or renovate the balcony?
Usually not without approval. Interior finishes are normally part of the apartment, while windows, balconies, exterior doors, structural walls and exterior-facing components are generally controlled by the management association.
Does an elevator guarantee step-free access?
No. There may be entrance steps, a skip-stop elevator or stairs between the elevator landing and the apartment. The entire route should be checked during the viewing.
The most important buyer check
Before purchasing, review the building rules, pet policy, management association finances, repair reserve balance, long-term repair plan, meeting minutes, past major repairs and any planned fee increases.