I Might Kill Your Dreams with This Post.

My intention isn’t to kill your dreams, especially if owning a home in Japan is something you’re genuinely excited about. But I do want to give you a real, on-the-ground picture of what the Japanese housing market actually looks like.

Instagram and TikTok are flooded with cheap home content and clickbait headlines. "$5,000 house in Japan!" "$10,000 fixer-upper with ocean views!" It’s exciting, and some of it is true. But the reality behind those posts is... complicated.

Yes, Japan’s rural countryside is full of insanely cheap homes. I’ve seen a house listed for 647 dollars. But as someone who does this for a living a price that cheap, honestly, anything under 10K immediately sets off red flags for me.

If you’re looking at homes under $20,000, especially under $15K, you’re probably going to run into some combination of the following, land ownership issues like leaseholds, major structural problems (mold, termites, foundational instability, roof leaks) or homes in remote areas with zero access to public transport or basic services.

Now, can you still find a hidden gem at $10K or even $8K? Yes, absolutely. But that’s not the norm. Those homes almost always come with a long list of issues that will need to be addressed.

And that $10K price tag? It doesn’t include any of the additional costs of buying the property like real estate acquisition tax, agent commission, legal/scrivener fees, our consultation/assistance fee. And then the possibility of renovation costs or inspections.

So even if the house is 10K, you’re realistically going to need another $8K–$10K just to get the keys and paperwork sorted.

And since you’re buying a home in a different country as a vacation home, I think you should have DOUBLE the amount of money you want to spend on a house. A good rule of thumb is you should be able to buy this house twice.

Now, if you’re a skilled DIYer who wants a project, who sees a cheap house as a reason to spend extended time in Japan fixing up your place, this could be a dream come true.

But if you’re hoping to buy a $7,000 house, land in Japan, and have a relaxing vacation in your cozy countryside retreat on day one I promise you, that’s not how this works.

Where the picture starts to improve is around the $20,000 mark.

That’s where we consistently see livable homes, dated but well-maintained, especially in rural towns with good train access. If you’re not trying to build walls or fix plumbing yourself, that’s about the lowest price range I’d feel comfortable recommending.

Of course, there are always outliers. You can find a diamond in the rough. But if you’re starting fresh and want something you can enjoy without endless stress, $20K (plus closing costs) is where your realistic expectations should begin.

This isn’t meant to discourage you, it’s meant to prepare you.

If you’re still in? Great. We’re here to help you do it the right way.

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