The kominka market in 2026
Supply is scattered across the country: around Kyoto (Tamba, Nantan), in rural Kansai (Nara, Wakayama, Shiga), along the Sea of Japan coast and in Shizuoka. Entry prices are low, often under 10 M¥, but the real budget is the restoration: insulating and re-roofing an old timber frame often costs $1,100 to $3,200/m². The golden rule: judge the location (station, shops, community) before the asking price.
Kominka: pitfalls and good practice
Three things to check before any purchase: the state of the frame and termites (shiroari 白蟻), damp and mould (kabi カビ) encouraged by the climate, and whether the plot allows rebuilding (some rural parcels sit in 市街化調整区域, where rebuilding is restricted). Every immoJapon listing provisions the restoration in its yield estimate instead of presenting the asking price as the total cost.
Frequently asked questions
What is the difference between akiya and kominka?
An akiya is simply a vacant house, whatever its style. A kominka is an old traditional house (often pre-1950): many kominka are akiya, but not every akiya is a kominka.
How much does a kominka cost?
Entry prices are often under 10 M¥ (≈ $67,000) outside tourist areas, sometimes much less. The renovation budget frequently exceeds the purchase price: expect $1,100 to $3,200/m².
Can it become a guesthouse?
Yes, the most profitable use in tourist areas: a 簡易宿所 licence (simple lodging) or 180-night minpaku depending on zoning. Our listings state licence feasibility per property.
Do I need a visa to buy?
No: purchase is open to non-residents. But owning a house grants no right of residence: living in Japan requires a separate visa.