Buying a House in Japan

Takeru and Joey reach a major milestone on the Buying a House in Japan podcast as they celebrate surpassing  50 episodes. In this episode, they recap all six properties they have purchased across Japan and lay out their plans for their next big focus: rebuilding their $3,500 ski house in Myoko, Niigata.

Key Takeaways

•  150 Episodes Milestone
• Recap of All 6 Properties
• The Myoko Ski Chalet Project: Dealing with snow maintenance, narrow road access, chainsaw demolition teams, meeting with Sekisui Chemical in Tokyo, and working with Mitch at Ikigai Housing in Iiyama. 
• Lifestyle ROI vs. Airbnb Hosting: Why rising host fees and administrative hurdles in Japan make lifestyle value and long-term rentals more attractive than short-term Airbnbs. 

Resources and Links Mentioned

• Website: Browse Japanese real estate listings and check out the Mokomoko Buyers Club at mokomoko.com. 
• Mitch at Ikigai Housing / Ikigai Co: Partner in Iiyama assisting with demolition and prefab build options in heavy snow regions. 
• Sekisui Chemical / Sekisui Heim: Corporate home builder in Tokyo evaluated during initial planning. 
• Feedback & Listener Email: Send questions and feedback to [email protected]. 
• Social Media: Follow updates on Instagram and TikTok. 

Call to Action

If you enjoyed this episode, please give the podcast a five-star rating on Apple Podcasts or Spotify. It takes five seconds and helps others find the show. To browse over half a million listings or start your home-buying journey in Japan, head over to mokomoko.com. 

In this collaboration episode, the team sits down with Ziv Nakajima Magen, co-founder and COO of Nippon Tradings International (NTI). With 15 years in Japanese real estate, Ziv shares his perspective on shifting market dynamics, anti-foreigner sentiment, changes to visa regulations, and what it takes to navigate Japanese property today. The hosts also discuss their major rebrand from Akiya Mart to Mokomoko, explaining why they outgrew the original name and expanded their scope to cover condos, houses, and beyond.

Key Takeaways

• Market Trends: A post-COVID wave of holiday home buying has elevated prices across rural areas, but political sentiment and shifting visa policies are creating new hurdles for foreign buyers.
• Immigration & Visas: Tighter rules around the Business Manager Visa and Permanent Residency requirements are pushing some long-term international residents to rethink their strategies.
• Rebranding to MokoMoko: Why Akiya Mart transitioned to Mokomoko to eliminate pronunciation hurdles, remove negative connotations around "akiya," and represent a full-spectrum real estate search platform.
• Investing Beyond Akiyas: The sweet spot in Japanese real estate often sits just above empty country homes, including multi-unit buildings and move-in-ready properties.

Main Conversation Points

• 15 Years in Japanese Real Estate: Ziv recounts the evolution of international demand since starting NTI after the 2008 financial crisis.
• Policy and Sentiment Shifts: Discussion on recent government sentiment, language test requirements, pension checks, and the risk of blanket regulations hurting rural communities.
• The Tourism Impact: How tourism fatigue in cities like Kyoto influences local attitudes toward non-resident buyers.
• Property Inspection Tips: Guidance on assessing older concrete and wooden multi-unit buildings before committing to a purchase.
• What's Next: Ziv's upcoming projects, including an AI property deal analysis tool and a new e-commerce venture.

Resources Mentioned

• Nippon Tradings International (NTI)
• Mokomoko (Formerly Akiya Mart)
• Dr. Jonathan Tam on YouTube (Asia-Pacific Economics)

Enjoyed this episode? Please subscribe to the podcast, leave a five-star review, and share it with a friend looking into Japanese real estate. If you want to explore over half a million properties across Japan, visit mokomoko.com or drop an email to [email protected]!

In this episode of Buying a House in Japan, Taker and Joey sit down with Keito Swan, a half-Japanese U.S. native who bought and fully renovated a 50-year-old akiya in Higashikawa, Hokkaido. Keito breaks down the real expenses behind his $180,000 project, the hard realities of local weather and trash rules, and why he thinks most foreign buyers should think twice before purchasing property in Japan.

Key Takeaways

• The True Akiya Budget: Why cheap listings can quickly turn into $180,000 projects once you factor in full gut renovations and harsh climates.
• Local Integration Matters: Why understanding community rules, trash sorting, and local events like the Undokai make or break your living experience in rural Japan.
• The Airbnb Trap: Why managing remote vacation rentals in Japan rarely delivers the expected ROI for average buyers.
• Financial and Practical Realities: Why liquid capital, language access, or realistic plans for upkeep are non-negotiable for Japanese homeownership.

Main Points

• Keito's Journey to Hokkaido: Driving the Pan-American Highway, leaving a failed deal in Niseko behind, and finding a property in Higashikawa on Suumo while parked in the Atacama Desert.
• Renovating a 50-Year-Old House: Dealing with sub-zero temperatures, replacing entire plumbing systems, and prepping a house for 10 meters of annual snow.
• Skepticism Around the Akiya Boom: Unpacking common sales tactics, misleading online listings, and why low-cost rural houses often cost more than they are worth.
• Living in a Town of 8,000: Joining the local track-and-field day, dealing with village addresses, and building future plans for cabins, an art studio, and an English school.

Resources & Links Mentioned

• Follow Keito Swan on Instagram: @keitoswan
• Browse Japanese property listings in English: Mokomoko
• Learn about full-service remote home buying: Mokomoko Buyers Club

 If you enjoyed this episode, please leave us a 5-star rating on Spotify or Apple Podcasts. If you or someone you know wants to find a property in Japan, check out mokomoko.com or email us at [email protected].

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