Finding reasonable housing in the Bay Area can feel impossible. In this episode of Buying a House in Japan, Take sit downs with video producer Oliver to talk about his path to purchasing a modern, concrete home in Atami. From growing up in Japan and attending public school in Machida to using astrology and location criteria, Oliver breaks down how his family found their dream getaway near Sagami Bay.

Key Takeaways

• The Bay Area Alternative: How high housing prices in California pushed Oliver to look for international real estate options.
• Atami Location Perk: Finding an ocean view, mountain backdrop, and quick access to Tokyo via the Shinkansen line.
• House Selection Criteria: Navigating building safety, post-2006 construction rules to avoid asbestos, and searching for lots with onsen water access.
• Growing Up in Japan: Oliver shares childhood memories of attending Japanese public school and using key local phrases.
• The "House of Dao": Creating a relaxing home environment for family, friends, and future guests.

Resources & Links Mentioned

• Browse English friendly Japan real estate listings: Mokomoko
• Property Purchasing Assistance: Mokomoko Buyers Club
• Follow the podcast on social media: Instagram | TikTok
• Reach out to the team via email: [email protected]

If you enjoyed this episode, please rate the show 5 stars on Spotify or Apple Podcasts, and subscribe so you do not miss the next step in this home buying journey!

Welcome back to the Buying a House in Japan podcast! In this episode, Take and Joey dive into a massive milestone for the team: officially rebranding AkiyaMart to Mokomoko.com. They unpack the tech and administrative challenges of pivoting away from the negative connotations around the word "akiya", dealing with domain migrations, and resetting SEO from scratch.

They also share practical tips on managing summer humidity in Japanese homes, the financial realities of trying to install a sauna on a Tokyo property, and the launch of the Mokomoko Buyers Club post-purchase program-designed to handle everything from utilities and tax reps to neighbor welcome gifts and house blessings.

Key Takeaways

• Why the Rebrand Happened: Moving away from the term "akiya" reflects a broader mission to cover all real estate in Japan while dropping the dash from the domain name.
• Startup Lessons: Switching Google Workspace domains and migrating sites overnight requires a "just do it" mindset, even if SEO takes an initial hit.
• Home Care Hacks: Desiccant packs fill up fast in Japanese summers; running the AC on dehumidify mode at a higher temperature works best for long-term property protection.
• Sauna Realities: Urban Tokyo rules, neighbor proximity, and retaining wall retrofits can turn a simple outdoor sauna into a $60,000 project.
• Post-Purchase Care: Transitioning from home buyer to local resident means setting up tax representatives, local utilities, neighbor greeting gifts, and traditional house blessings.

Resources & Links Mentioned

• Mokomoko (Formerly AkiyaMart): Find over half a million Japanese real estate listings at mokomoko.com
• Mokomoko Buyers Club: Full-service remote home purchasing and post-purchase onboarding
• Hawaii Vacation Rental / Listing: Check out Take's property at cheehoorentals.com
• Haven Sauna: Battery-backed saunas that standard outlets can charge

Connect With Us

• Email: [email protected]
• Socials: Follow us on Instagram and TikTok for property tours, renovation updates, and home-buying tips.
• Support the Show: If you enjoyed this episode, please leave a five-star rating and share it with someone looking to buy a home in Japan!

Moving to Japan is a massive life pivot, but the real challenges often start long after the initial honeymoon phase fades. In this episode, we sit down with Richard Sandlin, who shares his raw experience moving from the Bay Area to Sendai with his family. We break down the realities of long-term life in Japan-from navigating the complex "three-year gotchas" like fluctuating taxes and car ownership to why hiring professional help is often the smartest investment you can make.

Key Takeaways

• The "Three-Year Gotchas": Life changes after a few years. Costs, taxes, and bureaucratic requirements evolve in ways many expats aren’t prepared for.
• Why You Need Professional Help: Whether it’s taxes, visa paperwork, or interpreting complex Japanese regulations, stop trying to do it all yourself. Hiring experts isn’t a luxury; it’s a necessity to keep your sanity and stay compliant.
• Finding Your "Why": Japan isn't just about the aesthetic. Whether it's the safety for your kids, better education, or a lifestyle shift, stay connected to your core reason for moving to get through the tough bureaucratic days.
• Don't Ship Everything: Japan has a world-class secondhand market. Save the shipping costs and buy what you need locally (or use recycling shops like BookOff).

What We Covered

• Sendai vs. Tokyo: Why choosing where you live is the first major "Yes" that dictates your entire experience.
• The Reality of Remote Work: How living in a foreign country while working for an American company creates a unique "bubble."
• Navigating Bureaucracy: The truth about ward offices, driver's license tests (the infamous "crank"!), and the stress of physical mail deadlines.
• Education: Breaking the myth that you need to be in Tokyo to find great, bilingual international schooling for your children.

Resources & Links

• mokomoko – Search over half a million listings for your dream home in Japan.
• Follow Richard: Connect with Richard Sandlin on Instagram for more insights on travel, points, and living in Japan.

Subscribe & Support

Enjoyed this episode? Please leave us a five-star review-it helps others find the show and takes less than five seconds! If you’re ready to start your journey of buying a home in Japan, head over to mokomoko.com to get started.

What does life look like two years after buying an akiya in Japan? Hosts Joey and Take give a raw, unscripted run-and-gun tour of Tomo Base Camp right before heading to the airport. They dive deep into the trial-and-error of their home espresso setup, showcase major house renovations like double-pane window installations, navigate the unexpected challenges of local trash schedules, and share upcoming plans for a backyard barrel sauna and cold plunge setup.

Key Takeaways

• The Reality of Akiya Living: Owning property in Japan comes with unique logistics, including managing strict local trash schedules when hosting guests or leaving for extended periods.
• Major House Upgrades: Adding double-pane windows and extra insulation helps regulate extreme seasonal temperatures and improves energy efficiency.
• The Coffee Journey: Why home espresso setups are a hands-on hobby requiring constant troubleshooting, dial-in adjustments, and gear modifications.
• Outdoor Space Renovations: Transforming the yard with lighting, custom walkways, a cold plunge, and future plans for a backyard sauna.

Resources Mentioned:

• Property: Tomo Base Camp
• Coffee Gear: Gaggia Classica Espresso Machine, Baratza ESP Grinder
• Recovery Gear: Doctor Ice Cold Plunge
• Company: Moko Moko Takamori K.K.

Loved this episode? Please leave us a 5-star rating on Spotify or Apple Podcasts! If you are looking to buy your own property in Japan, check out the Moko Moko Buyers Club to browse over half a million listings in English. Have questions or feedback? Email us at [email protected] or connect with us on Instagram and TikTok.

Buying a house in Japan is just step one. What happens next?
This week, Joey and Take sit down with Akane Hoshino, the operations lead behind their new post-purchase support program, Mokomoko Buyers Club. Akane has spent the past year helping foreign homeowners navigate the parts of Japanese life that don't show up in any listing: utility setup, tax paperwork, and neighborhood customs.

Key Takeaways:
- Setting up gas, water, and electric in Japan often requires a Japanese bank account, in-person scheduling, and multiple phone calls, and the process varies by company and by region
- Foreign homeowners who aren't tax residents of Japan need a designated tax representative to handle property tax communication with the government
- Neighbor greeting gifts are a real and important custom when moving into a Japanese home, and food is not always the safest choice
- Priest blessings (typically Shinto) are a common and meaningful step for new homeowners, especially in older houses
- Internet setup can take up to a month through providers like NTT, which is why the team now ships every customer a Starlink Mini instead

In This Episode
Akane's international upbringing across Japan, the U.S., Singapore, and the Philippines, and how it shapes her work with foreign clients
- A breakdown of the "core five" post-purchase services: utility setup, bill payment, tax representation, neighbor greetings, and priest blessings
- Real client stories, including Joey's own frustrating internet installation experience
- Why the team switched to Starlink Mini for faster, English-language internet setup
- Akane's picks for where she'd buy a house in Japan outside Tokyo: Fukushima and Aomori

Resources Mentioned
- Ikea Mart / Mokomoko Buyers Club post-purchase program
- Starlink Mini for satellite internet setup

Connect With Us
Looking for a home in Japan? Browse over half a million English-friendly listings on our site, or reach out with questions and feedback by email. You can also find us on Instagram and TikTok for property tips, home-buying updates, and renovation progress.

If you found this episode helpful, leave us a five-star rating. It takes five seconds and helps other foreign buyers find the show

Can You Actually Run an Airbnb in Japan as a Foreigner?

Take and Joey welcome back one of their top real estate agents, Ryo Takamoto of Real From the Homes, for a deep dive into what it really takes to buy a property in Japan and turn it into a short-term rental. Ryo has helped launch more than 30 Airbnb properties across Japan, and in this episode he walks through the zoning rules, licensing process, costs, and

changing regulations that every foreign buyer needs to understand before jumping in.

Key Takeaways

• Foreigners without Japanese language ability essentially cannot get a minpaku (short-term rental) license on their own; the paperwork and health center process are entirely in Japanese
• Zoning is the single most important factor: commercial and semi-commercial zones offer the most flexibility, and some residential zones only qualify for minpaku (180-day) licenses, not ryokan/hotel (365-day) licenses
• Japan's national minpaku law caps short-term rentals at 180 days by default, but local municipalities can now restrict that down to zero, and cities like Osaka, Tokyo's 23 wards, and Kyoto are tightening rules while cities like Otaru, Nagano, and parts of Kyushu remain more welcoming
• Getting from keys-in-hand to first guest typically takes 3 to 4 months, but can stretch to a year depending on the city and renovation scope
• Budget roughly 15–20% above the property purchase price for light renovation, fire safety compliance, and furnishing to get a property Airbnb-ready

What They Cover

• Ryo's path from a Uber Eats internship in Osaka to Recruit (parent company of Indeed and Jalan) to launching his own Japan real estate and Airbnb management company
• The difference between minpaku (180-day) and ryokan/hotel (365-day) licenses and how zoning determines which one is available
• Why cities like Osaka have pulled back "special minpaku zones" and what's driving recent enforcement, including reports of targeted raids on unlicensed short-term rentals in Shinjuku
• The specific steps to get licensed: fire code installation and inspection, health center application and review, furniture and guest-ready setup
• Real renovation and licensing cost breakdowns in yen and USD for a typical detached house
• Why most owners aren't chasing big ROI, but rather using Airbnb to offset ownership costs while maintaining a lifestyle property in Japan
• Recommended regions for buyers looking outside of Tokyo and Osaka, including areas along the Inland Sea and smaller cities with friendlier health center processes

Resources Mentioned

• Akiya Mart: browse listings with a minpaku zoning overlay
• Real From the Homes: Ryo’s agency supporting international buyers with renovation, Airbnb setup, and property management
• Japan Innovation Campus (JIC): the network where Take and Joey first connected with Ryo

Enjoyed the Episode?

If you found this helpful, leave us a five-star rating on Apple Podcasts or Spotify. It takes five seconds and helps other buyers find the show. Got questions about buying or running an Airbnb in Japan? Reach out through our site or find us on Instagram and TikTok for property tips and updates on our own renovations

Can You Actually Run an Airbnb in Japan as a Foreigner?

Take and Joey welcome back one of their top real estate agents, Ryo Takamoto of Real From the Homes, for a deep dive into what it really takes to buy a property in Japan and turn it into a short-term rental. Ryo has helped launch more than 30 Airbnb properties across Japan, and in this episode he walks through the zoning rules, licensing process, costs, and

changing regulations that every foreign buyer needs to understand before jumping in.

Key Takeaways

• Foreigners without Japanese language ability essentially cannot get a minpaku (short-term rental) license on their own; the paperwork and health center process are entirely in Japanese
• Zoning is the single most important factor: commercial and semi-commercial zones offer the most flexibility, and some residential zones only qualify for minpaku (180-day) licenses, not ryokan/hotel (365-day) licenses
• Japan's national minpaku law caps short-term rentals at 180 days by default, but local municipalities can now restrict that down to zero, and cities like Osaka, Tokyo's 23 wards, and Kyoto are tightening rules while cities like Otaru, Nagano, and parts of Kyushu remain more welcoming
• Getting from keys-in-hand to first guest typically takes 3 to 4 months, but can stretch to a year depending on the city and renovation scope
• Budget roughly 15–20% above the property purchase price for light renovation, fire safety compliance, and furnishing to get a property Airbnb-ready

What They Cover

• Ryo's path from a Uber Eats internship in Osaka to Recruit (parent company of Indeed and Jalan) to launching his own Japan real estate and Airbnb management company
• The difference between minpaku (180-day) and ryokan/hotel (365-day) licenses and how zoning determines which one is available
• Why cities like Osaka have pulled back "special minpaku zones" and what's driving recent enforcement, including reports of targeted raids on unlicensed short-term rentals in Shinjuku
• The specific steps to get licensed: fire code installation and inspection, health center application and review, furniture and guest-ready setup
• Real renovation and licensing cost breakdowns in yen and USD for a typical detached house
• Why most owners aren't chasing big ROI, but rather using Airbnb to offset ownership costs while maintaining a lifestyle property in Japan
• Recommended regions for buyers looking outside of Tokyo and Osaka, including areas along the Inland Sea and smaller cities with friendlier health center processes

Resources Mentioned

• Akiya Mart: browse listings with a minpaku zoning overlay
• Real From the Homes: Ryo’s agency supporting international buyers with renovation, Airbnb setup, and property management
• Japan Innovation Campus (JIC): the network where Take and Joey first connected with Ryo

Enjoyed the Episode?

If you found this helpful, leave us a five-star rating on Apple Podcasts or Spotify. It takes five seconds and helps other buyers find the show. Got questions about buying or running an Airbnb in Japan? Reach out through our site or find us on Instagram and TikTok for property tips and updates on our own renovations

This week we welcome Narumi, our newest team member and consultant, for her first appearance on the show. Narumi is Swiss Japanese, grew up in the German-speaking part of Switzerland, and moved to Tokyo two years ago to reconnect with her Japanese heritage and chase what she calls her big city girl dream. She walks us through her path from language school in Kobe to a role at the Swiss Embassy in Japan to a cross border M&A company, and shares what she has learned helping clients navigate buying property in Japan.

Key Takeaways

• Narumi grew up speaking German, English, and French, and started learning Japanese from scratch when she moved to Kobe for language school
• Full immersion, working at a Japanese company where no one spoke English, made the biggest difference in her fluency
• Japan's vacant home crisis has a lesser known parallel: small business owners without successors, sometimes giving away entire companies for free
• Shikoku (Takamatsu, Kochi, Tokushima) came up as an underrated region worth a look, though it is harder to reach and better suited to buyers with some Japan experience already
• Japanese bureaucracy can be a serious hurdle for foreign residents, including family register requirements that require support from relatives back in Japan
• Younger generations in both Switzerland and Japan increasingly doubt they will ever be able to afford a home, which is part of why more people are exploring options like Akiya

In This Episode

• Narumi's background, her apprenticeship in Switzerland, and her decision to move to Japan
• Her JLPT journey, including a near miss on the N2 exam and her upcoming retake
• Working at the Swiss Embassy and later in cross border M&A, sourcing succession deals between Japanese business owners and international investors
• The connection between Japan's declining population, its vacant home problem, and its business succession problem
• Frequently asked questions from consultation clients, including "where should I buy" and "are these prices actually real"
• A candid conversation about phone anxiety in a second language and tricks for getting simpler Japanese from customer service
• Recommendations for underrated regions, ferry routes, and Narumi's own dream home picks (Kamakura and Takamatsu)

Resources Mentioned

• Buying a House in Japan's property listing site (linked in show notes)
• Book a consultation with the team, including Narumi
• Follow along on Instagram and TikTok for property tips and renovation updates

Call to Action

If this episode helped you or made you smile, leave us a five star rating. It takes five seconds and helps other listeners find the show. Got a question or a topic you want covered? 

Sam Hanada, half Japanese and half Kiwi, moved to Japan through the JET Program and spent three years working inside a Japanese city hall before a short, eye-opening stint at a "black kigyo" (exploitative company) sent him looking for something better. Now working with the

team on consultations and leading the new Mocha Moko Ambassador affiliate program, Sam shares what daily life in a small Chiba town is really like, how he built deep community ties through a 300-year-old local festival, and practical advice for anyone navigating Japanese

bureaucracy or job hunting from scratch.

Key Takeaways

• The JET Program has three distinct tracks (ALT, SEA, CIR) with very different Japanese-language requirements and levels of support
• "Black kigyo" red flags include vague job descriptions, personal bank accounts used for company funds, and "we're a family" language during interviews
• Making an effort to integrate is reciprocated in rural Japan — the "unwelcoming countryside" stereotype didn't match Sam's real experience
• City hall work in Japan deliberately rotates employees between departments every few years to keep them generalists rather than specialists
• Joining a local matsuri (festival) turned out to be one of the most effective ways to build genuine community connections and even led to freelance work

In This Episode

• Sam's path to Japan: growing up half Japanese in New Zealand, learning the language later in life, and choosing the CIR (Coordinator for International Relations) track of JET
• What it's actually like working inside a small-town city hall, including the daily "chorei" morning meeting and generational mix of coworkers
• The population decline reshaping small Japanese towns, and how municipalities merge to preserve city status
• The full story of the "black kigyo" company Sam quit after one week, and the specific red flags to watch for when job hunting in Japan
• How Japanese overtime contracts (zangyo) actually work and why "family culture" language in interviews deserves scrutiny●
• Practical tips for visiting a Japanese city hall: what to bring, the best time of day to go, and how to prepare paperwork in advance
• How Sam got pulled into his town's 300-year-old dashi (float) festival through a work connection, and why it became a turning point for his sense of belonging
• Sam's current role running the Mocha Moko Ambassador affiliate program and doing consultations for people navigating countryside Japan

Resources Mentioned

• Book a consultation and you may be paired directly with Sam for guidance on countryside living
• Learn more about the Mocha Moko Ambassador affiliate program
• Browse listings on the show's English-friendly property search site
• Follow the podcast on Instagram and TikTok for property tips and renovation updates

Enjoyed This Episode?

Subscribe on Spotify or Apple Podcasts and leave a five-star rating — it takes five seconds andreally helps the show grow. Have a question about moving to Japan? Send it our way.

Erik, a repeat guest and veteran of the Akiya-buying process, joins the hosts for a July 4th cookout to talk about how he ended up owning four homes in the same small Niigata village. A remodel company owner from Minnesota, Erik shares how he uses his construction background to renovate traditional Japanese homes, why staying in one community unlocks off-market deals, and how gardening and rice-paddy planting have become his fastest path to real integration.

Key Takeaways

• Off-market deals happen when you're embedded in a community, not when you're cold-emailing sellers from afar.
• Owning multiple homes in the same small area (versus spreading across the country) lets you actually maintain and care for each property.
• Traditional roofing styles (clay tile vs. thatch vs. metal) vary by region and climate, and understanding them helps with renovation decisions.
• Gardening and helping neighbors with rice planting are among the fastest ways to build real relationships in a rural Japanese community.
• "Anti-foreigner sentiment" headlines don't mathc the on-the-ground experience in most rural areas. Neighbors are often grateful when someone renovates an abandoned home.

In This Episode

• Erik's background running a remodel company in Minnesota and how it translates to Japanese home renovation.
• The story behind his fourth home purchase... A literal walk across the street!
• Differences between clay tile, thatched, and metal roofing across Japanese regions.
• Why buying multiple properties in one small area beats spreading purchases across the country.
• How Erik's plans for a "cultural exchange" stay experience are taking shape, including QR-code guided local activities.
• A local pizza spot with a Michelin Guide nod and a surprisingly innocent backstory behind its name.
• Why Niigata deserves more attention: fermentation and miso history, blacksmithing, sake, surfing, and skiing.
• Erik's first season of vegetable gardening — what worked (basil, potatoes, herbs), what didn't, and how ChatGPT became an unlikely farming advisor.
• What it's really like to help plant rice with a neighbor's family, and why "planting hell" is a more accurate description than "peaceful hobby".
• Postwar farmland-size restrictions in Japan and how they shaped today's small-scale farming culture.
• Practical tips for anyone considering a garden plot after buying a home in the Japanese countryside.

Resources Mentioned

• Book a consultation with the team to start your own Japan home-buying journey
• Browse listings on the show's English-friendly property search site
• Follow the podcast on Instagram and TikTok for property tips and renovation updates

Got a question or topic you want us to cover? Drop it in the comments or send us an email using the contact info in this description. You can also follow us on Instagram and TikTok for property tips and updates.  

🏠 Browse 500,000+ English-friendly listings at https://www.akiya-mart.com/
📧 Questions? Email us at [email protected]
📸 Follow us on Instagram and TikTok for properties, tips, and renovation updates