What ¥3M / ¥10M / ¥30M Actually Buys on Japan’s Akiya Market

The Honest Answer to “What Can I Get for ¥X?”

The most common question we get from prospective foreign akiya buyers is some form of “what does ¥10 million actually buy in Japan?” The answer most online sources give — a fairy-tale cottage in the countryside, move-in ready — is the wrong answer. The realistic answer depends heavily on what you mean by ¥10 million (purchase price or all-in?), where you are looking, and how much work you are willing to do.

This guide is calibrated for the foreign buyer profiles we serve most often: second-home buyers (4–8 weeks of personal use per year) and short-term-rental investors (Airbnb / Minpaku). Numbers are 2026-current and assume Hokkaido as the regional anchor, with a comparison table to other regions below.

All numbers are all-in — purchase + acquisition costs + renovation needed for the stated use. Furnishings included for STR buyers. The headline price you see on Suumo is typically 30–50% of this figure.

For broader context: Finding Your Akiya in Japan. For the cost layers behind these numbers: The Hidden Costs of Akiya Ownership.

The ¥3 Million Tier (All-In)

At ¥3M all-in, you are not really buying a livable property. You are buying a starting point. The purchase price portion is typically ¥1.0M–¥1.8M, with ¥1M–¥1.5M of basic work to make the property habitable for occasional personal use.

What you actually get

• 40–60 year old wooden house, single story or 1.5 story, 80–120 square meters of building.
• 200–500 square meters of land in a small rural town.
• Outdated bathroom and kitchen but functional plumbing.
• Likely kerosene heating, no insulation upgrades.
• Roof intact but probably 20+ years old.
• Often no nearby station; car access only.

Where ¥3M is realistic

• Rural Tōhoku (Aomori, Akita, Iwate inland).
• Inland Hokkaido (rural towns 30–60 minutes from Asahikawa, towns around Lake Toya).
• Rural Chūgoku (interior Shimane, Tottori, Hiroshima mountain districts).
• Remote islands (Tsushima, Iki, parts of Kyūshū’s outer islands).

Realistic use case

A genuine second-home for buyers committed to personal use only, with high tolerance for rustic living and active engagement with renovation. Not suitable for STR — the property at this level cannot generate revenue to cover its own carrying costs, and the location does not draw enough demand. Not suitable for absentee owners — the carrying cost (¥600,000+ annual) easily exceeds 20% of the purchase price.

Honest assessment

The ¥3M tier works for buyers who fall into one of two categories: those building a passion project they will personally finish over several years, and those with a Japanese family connection to the specific area. For other buyers, this tier disappoints. The ¥10M tier is usually a better entry point.

The ¥10 Million Tier (All-In)

At ¥10M all-in, the math starts to work for the typical foreign buyer. Purchase price typically ¥3M–¥5M, with ¥4M–¥6M of functional renovation. The result is a livable, comfortable, occasionally rentable property in a reasonable location.

What you actually get

• 30–50 year old wooden house, 90–130 square meters of building.
• Renovated kitchen and bathroom (post-1981 if you choose well).
• New water heater and modern toilets.
• Functional insulation, particularly for snow-country use.
• Updated electrical panel.
• Often within walking distance of a station or in a small town center.
• Land area 150–300 square meters; garden possible.

Where ¥10M is realistic

• Asahikawa city proper: Walking distance from the station; well-positioned for Airbnb investment. Our Asahikawa real estate guide covers neighborhood-by-neighborhood detail.
• Surrounding towns (Higashikagura, Tōma, Pippu): Larger lot, better access to Asahidake; ideal for second-home use.
• Furano outskirts: Rural Furano-area properties slightly removed from the central tourism strip.
• Rural Nagano: Hakuba outer ring, Kiso valley, around Lake Suwa.
• Rural Kyūshū: Around Beppu, Yufuin’s outskirts, near Aso.

Realistic use case

The standard foreign-buyer akiya entry point. Workable for second-home use (4–10 weeks personal use), or moderate-occupancy STR with proper Minpaku setup. Annual carrying cost typically ¥600,000–¥900,000 depending on whether you self-manage or use an absentee management service.

Honest assessment

If you are buying your first Japanese property, ¥10M all-in is the budget at which the experience usually meets expectations. Below this, you compromise on livability. Above this, you start paying for finish and location rather than function.

The ¥30 Million Tier (All-In)

At ¥30M all-in, the conversation changes. You are no longer compromising on anything fundamental. Purchase price is typically ¥10M–¥18M for higher-quality stock, with ¥10M–¥18M of upper-tier renovation (or a fully renovated turnkey purchase at the top of this range).

What you actually get

• Either a substantially renovated kominka with traditional character preserved, or a near-modern house with full energy and seismic upgrades.
• 120–180 square meters of building, often 1.5 or 2 stories.
• Modern kitchen and bathroom to luxury standards.
• Full insulation and energy-efficient heating (often heat pump systems).
• Seismic retrofitting completed.
• Furnishings appropriate to STR or premium second-home use.
• Larger land (300–600 square meters), garden, often onsen access nearby.
• Premium location — Niseko outer ring, central Furano, Karuizawa fringe, prime Asahikawa neighborhoods.

Where ¥30M is realistic

• Niseko outer ring (Rankoshi, Kyōgoku): Genuine ski-access second homes at 30–50% of central Niseko prices.
• Central Furano: STR-grade properties with year-round demand from skiers, lavender tourism, hikers.
• Karuizawa fringe: Reach traditional resort prestige outside the central strip.
• Prime Asahikawa neighborhoods: The 旭川駅前 area, Tokiwa Park area; premium urban Airbnb positioning.
• Coastal Wakayama / Mie: Boutique fishing-village conversion projects.

Realistic use case

Serious STR investment with realistic ¥3M–¥5M annual gross revenue at strong occupancy. Premium second-home with full comfort and turnkey use. Both are achievable; the math works if the operation is competently run.

Honest assessment

At this tier, the akiya logic starts to compete with new-build construction. A new-build of similar specification in a similar location is typically ¥35M–¥45M. The case for akiya is character, location uniqueness, and the ability to occupy a property that simply could not be built today (kominka structures, premium plots that have left the market).

Regional Calibration

The numbers above assume Hokkaido / northern Honshu. Other regions shift the calibration:

What Changes Above ¥30M and Below ¥3M

Above ¥30M: into renovation-as-vanity territory

Buyers spending ¥40M, ¥50M, or more on akiya conversion are usually motivated by something other than economic optimization. Heritage architecture, family history, a specific neighborhood. These can be wonderful projects but the math against new-build keeps getting worse. Be honest with yourself about the motivation.

Below ¥3M: speculation and salvage territory

You can buy an akiya in Japan for ¥500,000. You can sometimes buy one for ¥0 — many municipalities will give you a property if you commit to demolishing the existing structure. At this tier, you are buying land minus a liability, not a home. The renovation budget required to make these properties usable typically pushes the all-in cost back up to the ¥10M tier anyway.

What To Do Next

Set your all-in budget before you start browsing listings, not after. The mistake nearly every first-time foreign akiya buyer makes is anchoring on the headline purchase price and discovering the all-in number a quarter into the project.

For a Hokkaido-specific budget walk-through with examples: What ¥10 Million Buys in Hokkaido. For a 15-minute English conversation about which budget tier fits your goals, contact us.