How to Read a Japanese Property Listing: Full Guide

Madori: decoding 1K, 3LDK and Japanese floor plans

The heart of a Japanese listing is the madori (madori (plan), layout / room distribution). It reads like a code: a number followed by letters.

• The number = the count of bedrooms/main rooms (excluding kitchen and living space).
• The letters describe the shared areas: L = living, D = dining, K = kitchen, S = service room (a room without a regulation window, often a study or storage, called nando, 納戸).

So a 1K = one room + a separate kitchen (the typical student studio). A 3LDK = three bedrooms + an open living-dining-kitchen: the most sought-after family format.

Note: the kitchen size changes the letter. Below a certain area, it is noted K; above, DK then LDK. A 2DK is therefore more modest than a 2LDK. This parameter is central when you compare listings against our checklist.

Table: floor-plan codes (madori) decoded

Glossary of the most frequent layout notations, from studio to family home.

Notation	Meaning	Profile
1R (one room)	Single room, integrated kitchen	Compact studio
1K	1 room + separate (small) kitchen	Student / single
1DK	1 room + kitchen-dining nook	Single, more space
1LDK	1 bedroom + living-dining-kitchen	Couple, young household
2LDK	2 bedrooms + living-dining-kitchen	Couple or small family
3LDK	3 bedrooms + living-dining-kitchen	Family (most in demand)
4LDK+S	4 bedrooms + living + service room	Large family, house

To estimate the rental yield of a given madori, enter your assumptions in our yield simulator.

Area: heibei (m²) and tsubo, the units trap

Area is read two ways in a Japanese listing.

• Heibei (m², square metre): the standard unit, written m² or ㎡. The private living area (senyū menseki, sen'yū menseki, exclusive area) of an apartment is expressed this way.
• Tsubo (tsubo, traditional unit): 1 tsubo ≈ 3.3 m² (the size of two tatami mats). Often used for land and price per tsubo.

The classic trap: comparing a price "per tsubo" with a price "per m²". Remember the conversion: 1 tsubo ≈ 3.3 m², so a price per tsubo divided by 3.3 gives the price per m².

Area in tatami mats (jō)

Rooms are often described in jō (tatami, tatami count): one tatami ≈ 1.6 m². A "6 jō" room is therefore about 9.7 m². This is the most intuitive way to picture a Japanese room.

Always check whether the stated area is the private (net) area or the gross floor area — a point detailed in our Japan property-buying checklist.

Chikunen, toho and zoning: age, access, rights

Three items determine a property's value and buildability.

Chikunen: the build year

The chikunen (chikunen, build year) or chiku + number of years indicates the building's age. It is crucial for seismic resistance: properties built to the post-1981 new standard are far safer, as our article on the 1981 seismic standard (shin-taishin) explains. A "chikunen 1975" should raise a flag.

Toho: walking minutes to the station

The toho (walk , on foot) gives the distance to the station in minutes, on a regulatory basis of 80 metres per minute. "Toho 5" = 5 minutes' walk, i.e. ≈ 400 m. The lower this figure, the stronger the rental value.

Kenpeiritsu and yōsekiritsu: zoning

• Kenpeiritsu (kenpeiritsu (emprise au sol), building coverage ratio): the maximum share of the plot the building may cover (e.g. 60%).
• Yōsekiritsu (yōsekiritsu (COS), floor area ratio / FAR): the total permitted floor area as a % of the plot (e.g. 200%).

These ratios matter most if you buy to rebuild, a key point when you want to buy land in Japan.

Table: common listing terms

Glossary of the terms that recur most often on SUUMO, HOME'S and at home.

Term (romaji, kanji)	Meaning	To check
chikunen (chikunen)	Build year	Seismic standard (before/after 1981)
toho (walk )	Walking minutes to station (80 m/min)	Real distance, slope
senyū menseki (sen'yū menseki)	Private area	Net vs gross
kanrihi (kanri-hi)	Condo management fees	Monthly amount
shūzen tsumitatekin (shūzen tsumitatekin)	Repair reserve fund	Adequacy of the reserve
minami muki (south-facing)	South-facing	Real sunlight
shoyūken / shakuchiken	Freehold / leasehold	Land included or leased

The "fees + reserve fund" line is often underestimated: see our article on property tax in Japan for the full recurring budget.

Fees, orientation and traps to avoid

Beyond the price, a listing hides costs and nuances you should not miss.

Monthly fees (condo)

• Kanrihi (kanri-hi, management fees): upkeep of common areas, concierge, lift.
• Shūzen tsumitatekin (shūzen tsumitatekin, repair reserve fund): a provision for the building's future renovation. Too small a reserve signals future special levies.

Orientation

The minami muki (south-facing, south-facing) is highly valued in Japan for sunlight. You will also see higashi muki (東向き, east), nishi muki (西向き, west), kita muki (北向き, north).

Common mistakes to avoid

• Comparing only the purchase price without adding kanrihi + reserve fund.
• Taking a toho at face value: 80 m/min is theoretical, ignoring slopes and traffic lights.
• Ignoring the chikunen: a pre-1981 property may need costly seismic reinforcement.
• Confusing freehold with leasehold (shakuchiken), where the land is not yours.

All these checks appear in the jūyō jikō setsumei, the legal disclosure to demand before signing.

In short: a Japanese listing holds no secrets

Reading a Japanese property listing comes down to mastering a handful of codes: the madori (3LDK, 1K…) for layout, heibei and tsubo for area, chikunen for age and seismic safety, toho for access, and the fees + reserve-fund pair for the real budget. Add zoning (kenpeiritsu/yōsekiritsu) if you target a rebuild.

With this glossary, SUUMO, HOME'S and at home become readable. To go further, browse our complete guide to buying in Japan, compare already-decoded picks, and get supported from selection to key handover with our personalised support.

Frequently asked questions

What does 3LDK mean in a Japanese listing?

3LDK means 3 bedrooms (the number) plus an open Living + Dining + Kitchen area. It is the most sought-after family format. A 1K, by contrast, is a studio: one room plus a small separate kitchen.

How do you convert tsubo to square metres?

1 tsubo (tsubo) equals about 3.3 m² (the size of two tatami mats). To turn a price per tsubo into a price per m², divide by 3.3. Japanese land and prices are often quoted per tsubo, while an apartment's area is read in heibei (m², m²).

What does "toho 10" mean in a listing?

Toho (walk ) means "on foot": "toho 10" = 10 minutes' walk to the station, calculated on a regulatory basis of 80 metres per minute, i.e. about 800 m. It is theoretical: slopes, lights and detours can lengthen the real trip.

What are kanrihi and shūzen tsumitatekin?

Kanrihi (kanri-hi) is the monthly condo management fee (common areas, lift). Shūzen tsumitatekin (shūzen tsumitatekin) is the reserve fund for the building's major future works. Too small a reserve signals future special levies: check it before buying.

Why does the build year (chikunen) matter so much?

Because it determines the building's seismic standard. Properties built after 1981 follow the new standard (shin-taishin), far more earthquake-resistant. An older property may need costly reinforcement, so the chikunen is a first-rank safety and value criterion.