How Much Does a Renovation Cost in Japan? (2026 Guide)

Thinking about buying and renovating a home in Japan? Here's what renovations really cost in 2026, where you should spend your money, and how to avoid expensive mistakes.

Renovation has become one of the biggest trends in Japanese real estate over the past few years.

As land values continue to rise in central Tokyo and construction costs become increasingly expensive, more developers are choosing to renovate older apartments instead of building new ones. Buying an older property, carrying out a high-quality renovation, and reselling it has become an increasingly common business model.

For buyers, this creates an opportunity.

Rather than paying a premium for a newly built apartment, you can often purchase an older home in a better location and renovate it exactly the way you want. Especially if you are a cash-buyer.

At JAPANDI, we've renovated everything from apartments to traditional Japanese houses, and one thing we've learned is this:

A successful renovation isn't about spending the most money, it's about spending your budget wisely.

Cosmetic vs Skeleton Renovation

Before looking at costs, it's important to understand the two most common renovation approaches.

Cosmetic Renovation

A cosmetic renovation refreshes an already modern apartment without changing the overall layout.

Typical work includes:

• Wallpaper
• Flooring
• Lighting
• Kitchen replacement
• Bathroom replacement
• Doors
• Fixtures
• Paint

This is common for apartments built after around 2000, where the plumbing, electrical systems and layout are already in good condition.
(Many Japanese landlords also changes wallpaper EVERY TIME a tenant moves out - and while this techincally is a cosmetic renovation, it is usually not specifically expensive, about 3000 yen per m2.)

Skeleton Renovation

A skeleton renovation removes everything inside the apartment until only the concrete structure remains.

Typical work includes:

• New floor plan
• New electrical wiring
• New plumbing
• New kitchen
• New bathroom
• New flooring
• New ceilings
• New doors
• New finishes

For apartments built between the 1960s and 1990s, this is often the best option, allowing you to completely redesign the space.

We Won't Cover Akiyas Here

Traditional Japanese houses deserve their own article.

Unlike apartments, houses can hide expensive surprises such as:

• Foundation issues
• Roof repairs
• Water damage
• Structural movement
• Termites

Unless you're willing to do much of the work yourself, these costs are often difficult to estimate before renovation begins.

Renovation Costs in Japan

As a rough guide, these are the budgets I would use when planning a renovation in Tokyo.

Renovation TypeBudgetCosmetic renovation¥100,000–150,000 / m²Skeleton renovation¥200,000–300,000 / m²High-end renovation¥300,000+ / m² (the sky is the limit)

Prices vary depending on the renovation company, the quality of materials, and how involved you are in the project.

One thing many buyers don't realize is that renovation companies operate very differently.

Some companies are happy for you to be involved throughout the project—visiting suppliers, choosing materials, making design decisions, and even visiting the construction site during the renovation.

Others offer a complete turnkey service. Once the design has been approved, they manage everything internally and may not even allow clients to visit the site until the project is finished.

Neither approach is necessarily wrong, but it's something you should understand before choosing a renovation company.

In my experience, the more time you're willing to invest in sourcing materials, making design decisions and managing the project, the more money you can save. It also gives you the opportunity to create a far more personal and unique home.

Typical Apartment Budgets

50 m² Apartment

Cosmetic renovation

¥3–7.5 million

Skeleton renovation

¥10–15 million

80 m² Apartment

Cosmetic renovation

¥5–12 million

Skeleton renovation

¥16–25 million

100 m² Apartment

Cosmetic renovation

¥6–15 million

Skeleton renovation

¥20–30 million

Luxury finishes, imported materials and custom joinery can increase these figures considerably.

Kitchen Costs

People are often surprised by how affordable Japanese kitchens can be.

It's possible to purchase showroom kitchens at a significant discount, and even brand-new stainless steel kitchens with premium appliances, including a Miele dishwasher, can sometimes be purchased for around ¥1.5 million.

However, this usually doesn't include:

• Installation
• Plumbing
• Electrical work
• Tiling
• Countertops
• Finishing work

Realistically, I would budget around ¥2-4 million for a complete high-end kitchen replacement.

Bathrooms

Bathrooms are one place where I rarely recommend cutting costs.

A well-designed bathroom should last decades, and replacing one later is both disruptive and expensive.

If your budget allows, spend the extra money on quality waterproofing, fixtures and materials, the average Japanese bathroom is a plastic box - a practical unit bath.

Spend Money on the Details

Many first-time renovators put most of their budget into the kitchen, the heart of the home

Personally, I'd spend my money here too as well as on things you'll notice every single day:

• Quality flooring
• Natural wood
• Better lighting
• Beautiful light switches
• Door hardware
• Solid skirting boards
• Thoughtful detailing

These small details often have a bigger impact on how a home feels than expensive appliances alone.

Houses vs Apartments

In many ways, houses are actually easier to renovate.

Contractors usually have easier access for deliveries and demolition, particularly if there's space to park a vehicle nearby.

Apartments often involve:

• Elevator restrictions
• Building management approval
• Noise regulations
• Limited working hours
• Carrying materials through common areas

These restrictions all increase labour costs.

Don't Forget Demolition & Waste Disposal

One hidden cost many buyers underestimate is demolition and waste removal.

Construction waste in Tokyo is expensive to dispose of properly.

My recommendation is simple:

Let your demolition contractor handle it.

Trying to save money by disposing of construction waste yourself usually isn't worth the time or effort.

One of the easiest ways to explain renovation costs is to compare two of my first own projects.

Sangenjaya House

I purchased Sangenjaya House almost five years ago, and the renovation cost approximately ¥8 million.

At the time, I simply didn't have the budget to hire a premium renovation company, nor did I have the network of craftsmen and suppliers that I have today.

What I did have was time.

During COVID, I spent almost an entire year designing and building the house together with close friends and skilled carpenters. I paid the professionals for the work that required experience, but I became the designer, project manager, and often another pair of hands on site throughout the renovation.

Looking back, that year taught me more about renovation than anything else ever could.
https://www.japandihouses.com/houses/sangenjaya-house

Sangenjaya Villa

The renovation of Sangenjaya Villa was a completely different experience.

By then, I had far less time but significantly more experience, a trusted network of craftsmen, and a much clearer vision of the quality I wanted to achieve.

We invested in details that truly elevate a home:

• Handmade tiles from Tajimi throughout the bathroom area
• Intricate Japanese joinery visible throughout the house
• High-quality natural wood
• Carefully selected finishes and fittings
• Premium lighting and detailing

The renovation cost was just under ¥15 million.

Even so, I believe a traditional renovation company would likely have charged close to double for a project of similar quality.

The difference came from sourcing many materials ourselves, working directly with our team of craftsmen, and being deeply involved in almost every decision throughout the renovation.

https://www.japandihouses.com/houses/sangenjaya-villa

The Biggest Lesson I've Learned

After renovating several homes in Japan, I've realised that the best renovations don't necessarily belong to the people with the biggest budgets.

They belong to the people who care the most.

If you're willing to invest your own time into sourcing materials, asking questions, visiting suppliers, and working closely with your renovation team, you'll often end up with a better home while spending less money.

That's exactly how we approach every renovation at JAPANDI.

Ready to Buy & Renovate a Home in Tokyo?

Buying the right property is just as important as renovating it well.

At JAPANDI Real Estate, we help clients find homes with renovation potential, and guide them through every step of the buying process.

Whether you're searching for a family home, an investment property, or your dream apartment in Tokyo, we'd love to help.

Reach out to JAPANDI Real Estate today and let us help you buy a home in Tokyo, and make it yours.

Buy a Home. Make It Yours.

Contact@Japandirealty.com
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