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An American couple’s $1m search for a hidden property gem in Japan

thomas

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I wish I had their budget to look for a new property in the Japanese countryside.




Patty Chan's interest in Japan began more than five decades ago, when she first visited as a high school student and was drawn to traditional houses and everyday life. Over the years, she and her husband, Tom Chan, travelled widely and developed a habit of seeking out places they knew little about.

After settling in Sacramento and buying several rental properties, the couple began looking overseas. That chance came last year, when a relative in Tokyo offered to help them navigate Japan's property market. With millions of vacant homes, or akiya, now scattered across the country, they saw an opportunity to invest in a traditional house that could earn income while also serving as a place to stay during visits.

They had the choice between
  • a vintage fixer-upper on a hill
  • a heritage home with ornate woodwork
  • Split-level by pupil of Frank Lloyd Wright


Gift article courtesy of JREF:

An American Couple Explored Japan for a Diamond in the Rough

With their sights set on an income-generating investment they could also live in, two Californians set out to buy a traditional home in the city of Atami.
www.nytimes.com

What would you have chosen?
 
I've seen several frank lloyd wright homes/designs, so I would cross that one off immediately. (Pics look nice in magazines, but very sterile/user-unfriendly--like, he never tried to cook anything ever, or live in any of his designs, and his kitchens are crap.) One sis of mine lived in oak park, and I've done the walks and so on there. Another sister got married in the unitarian church there (husband was a junior architect that had spent a little time at taliesen). There's more, but I'll leave it at that.

I'll go for door #2, the heritage home with ornate woodwork.

edit: hey, I won the lottery (tho the monies involved are off-putting).
 
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I had to convert them into square metres first, but I'd also take No. 2. And nothing beats a hotspring bath and a stone lantern! No.1 looked as if it needed another 20m yen for renovation.
 
Ukigumo said:
Would you chose to live in a deeply rural area? As I age, I wouldn't!
Click to expand...
An old buddy of mine retired a couple of years ago and bought a retirement home in Hawaii. He was supposed to move there last year I think but last I heard he gave up on the idea due to availability of health care. As far as I know his health situation didn't really change but I think he just realized their future needs may be more than is available there. Now he's looking into moving to Japan instead. (His wife is Japanese.) They're planning a trip this year to narrow down the areas.
 
I know someone on the west side of Hawaii (big isle), who occasionally drives over to Hilo to see one doc or another, also the island's (only? best?) MRI machine is there. They've also flown to honolulu's Queen's Medical Center for certain things.

I like being in a provincial capital--uni hospital along with a few others that are also good. The mountains are right next door (I can walk to where pigs and bears might be), and the ocean is about 40 minutes by car or bike. (edit: ...uh, kind of like astronomers talk about the habitable zone? )
 
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Yes, the second law of thermodynamics ensures we don't get healthier as we age…that and chips and booze!

I have a friend who has just moved to Alderney in the Channel Islands. She's discovering just what a problem it is with supply ships being cancelled due to bad weather and when one of her cats developed profuse diarrhoea over the weekend, realised she's going to have to wait for four days until a veterinary nurse visits the island. She has a much older husband too, although he's currently free from 'type 7' on the Bristol Stool Chart.
 
I was surprised because the house my friend bought is on Oahu. I would have thought there would be acceptable medical facilities there.
 
$1m would go a long way with renovations. I can see the draw to #2 but #1 and I think #3 look like they could both have great views. They are from California and I think the view would have more value than many Japanese would give it. Also, if their rental/Air-BnB is aimed toward foreign tourists the view might give them more bookings.

The limited pictures, 2 each, really don't give much of an idea of the properties or houses. I have seen enough real estate pictures, and then seen the houses, to know that the pictures rarely tell the whole story and quite often can be very misleading.

Also on #3, it was a pupil of Frank Loyd Right's and the two pictures shown don't really show anything out of the ordinary for Japanese architecture so I wouldn't just write off the place because of the association.
 
This is an introduction video for second-hand homes in rural Japan.
This real estate agency features a wide range of properties in Wakayama Prefecture, so you may be able to find a good property there.

[Country Living Property]
A single-story traditional farmhouse with a large warehouse on a flat lot of over 490 tsubo — 6.5 million yen
Price: 6.5 million yen
Location: Arida City, Wakayama Prefecture

Land Area: 1,627.99 m² (492.46 tsubo)

Total Floor Area:

Main house: 167.07 m² (50.43 tsubo)

Detached building ①: 60.45 m² (18.25 tsubo)

In addition, there are a storehouse (kura), Warehouse ②, and Detached building ②.
 
This is a rural detached house located in the northwestern part of Kyoto Prefecture.
It is approximately 1 hour and 13 minutes by car from Kyoto Station, and 1.3 kilometers (about an 18-minute walk) from the nearest station, Ansuji Station.
Surrounded by rice fields, this countryside home may require some renovation, but it would be well suited for a weekend dual-base lifestyle or small-scale farming.

Location: Kyotanba Town, Funai District, Kyoto Prefecture
This single-story house offers beautiful views of open farmland and surrounding mountains from inside the rooms, making it ideal for weekend farming and experiencing rural life.

Built in 2004 (Heisei 16), the house is a single-story structure with a practical size, suitable both as a second home and as a future permanent residence.

After watching the video, we would appreciate it if you could leave your thoughts in the comments—your feedback encourages us to create more content
Please check the link at the bottom of the description for detailed property information.

Property Overview

Property Name: Kyotanba Town Single-Story House
Address: 30 Nakanakazato, Kyotanba Town, Funai District, Kyoto
Access: 17-minute walk from JR Sanin Main Line "Ansuji" Station
Land Area: 549.15㎡ (approx. 166.12 tsubo)
Building Area: 113.07㎡ (approx. 34.20 tsubo)
Year Built: 2004
Floor Plan: 4DK
Structure: Wooden, tile-roofed, single-story house
Parking: Available
School District: Wachi Elementary School / Wachi Junior High School

Property Features

Scenic location with panoramic views of rice fields and mountains
A rural house in northwestern Kyoto, about 1 hour and 13 minutes by car from Kyoto Station
Approximately 1.3 km (18-minute walk) to Ansuji Station
Ideal single-story home for weekend farming and countryside living
Spacious land area of approximately 166 tsubo
Built in 2004 and well maintained
Convenient for both a second home and future relocation

Points to Consider
Grass cutting is required during the summer
While the views are excellent, the access road includes some sloped sections
Recommended For
Those interested in weekend farming or home gardening
Anyone dreaming of single-story living
People considering rural living or a dual-base lifestyle in Kyoto
Those who enjoy DIY projects and living close to nature
 
What is the price?
 
This is a place that I've watched for a while, believe it or not the price started at ¥35m, now it's ¥20m. Big/huge piece of land, and a big house. Live-able as is, tho most would want to reform the bath and kitchen. Railings on the balconies might need replacing, and I'm not sure, but it's probably single pane windows throughout. Parking on two sides of it, one spot for two cars directly on 山川環状線, and another side that would be hard when there's snow up above, for several cars. Lots of space for gardening, but due to trees, a little shaded--or, this could be negative if you don't like or are unable to do outdoor work. Tho they're referring to the possibility, while not bad, I don't think the location is very good for a share house or B&B.
 

I wish I could convince my wife to move into the "country". We paid about double for a sixth of the land.
 
I had an AI evaluate this pre-owned property.

The house was completed in May 1983 and is approximately 42 years old. Given its age, the building itself has little to no remaining market value under standard depreciation methods, especially if it is a wooden structure. In most cases, properties of this age are evaluated primarily based on land value rather than the building.

However, this does not necessarily mean the house is uninhabitable. If it has been properly maintained, it may still be suitable for occupancy, though major renovations are likely required. Typical areas needing attention include seismic reinforcement, roofing, plumbing, insulation, and interior finishes.

Since the property was built shortly after Japan's 1981 revision of seismic standards, it may partially comply with newer earthquake resistance requirements, but a professional structural assessment would be recommended.

Overall, the building is best regarded as a renovation or rebuild candidate, and the asking price appears to reflect the value of the land rather than the structure itself.

Property Details (Summary)

Location: Yamashina, Kanazawa City, Ishikawa Prefecture
Completion Date: May 1983 (Showa 58)
Total Floor Area: 176.31 square meters (approx. 53.3 tsubo)
Layout: 5LDK
Land Area: 792.23 square meters (approx. 240 tsubo)
Current Price: 19.8 million yen (pre-owned)

Evaluation Points Based on Age
1. Building Value
In the case of a wooden house:
Statutory useful life: 22 years

At 42 years old, the building's assessed value is considered to be almost zero or very minimal.

In practical terms, the property is generally viewed as either:
"Livable, but requiring repairs," or
"Intended for renovation or rebuilding."

As a result, most of the price reflects the value of the land rather than the building itself.

2. Land Value Perspective
A land size of approximately 240 tsubo is quite large for Kanazawa City.
Even with a conservative estimate of land prices in the Yamashina area:
Estimated unit price: 100,000 to 150,000 yen per tsubo
This results in:
240 tsubo × 100,000 yen = approx. 24 million yen
240 tsubo × 150,000 yen = approx. 36 million yen

The land alone is estimated to be worth between 24 and 36 million yen.

3. What the 19.8 Million Yen Price Indicates
The asking price is clearly below the estimated land value.
Possible reasons include:
The building is old and requires major repairs
Road access, land shape, or rebuilding restrictions
An inheritance-related sale or a desire for a quick transaction

Depending on the conditions, the property may be considered significantly undervalued.

Practical Guidelines
✔ If You Plan to Continue Living There

Earthquake resistance: built shortly after the 1981 revision of seismic standards

Estimated renovation costs for roofing, plumbing, and insulation:
→ approx. 5 to 15 million yen

Even so, it may be possible to secure a house with a 240-tsubo lot for a total cost in the low 30-million-yen range.

✔ If Rebuilding Is the Goal

Demolition costs: approx. 2 to 3 million yen

Even including land acquisition and demolition, the total would be around 22 to 23 million yen, making it a strong foundation for keeping overall new construction costs relatively low.

Conclusion
Given the conditions — completed in 1983 and priced at 19.8 million yen — this property:
Appears to be below market value when viewed primarily as land
Has strong potential as a renovation or rebuild project

Overall, it can reasonably be considered a promising property depending on individual needs and circumstances.
 
That's pretty much how I've been looking at these older listings too. At that age it's really the land you're paying for, not the house itself.

Even if it's technically post-1981, condition can vary a lot depending on how well it's been maintained, so you can't really rely on the year alone. And once you start opening things up, renovation costs tend to stack up fast.
 
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