Hello all,
Previous Kyoto resident here seeking to buy property in Kyoto.
I initially wanted to buy an old house, but considering the renovation requirements and inability to make certain changes, I have changed my mind.
Instead, I’m interested in buying a plot of land. My intent is to build a new house inspired by traditional Japanese building techniques.
I have a few questions regarding this:
-
If I find a modern/concrete Japanese house and buy it, and then buy a plot of buildable land that is next to it, can I combine the two properties into one? Alternatively, I would combine two properties with modern houses into one. I would seek to demolish the concrete house and build a new one. If so, how lengthy/arduous is this process?
-
I have found a plot of land that falls under the category ’Type 1 Low Rise Residential Area’ (第一種低層住居専用地域 on Wikipedia). The realtor stated that despite the official rules, the ultimate decision for a building permit is in the hands of Kyoto City. Is Type 1 typically difficult to get a building permit for? How long would Kyoto City take to approve/deny a building permit from the date of application?
-
The realtor has recommended me to consult with an architect about building a new structure. Any suggestions are welcome.
-
What are the risks involved when building on a slope? The realtor stated the structure would need a retaining wall.
Thank you for reading and any advice you may have!
by tinyacid
1 comment
1. When you say combine two properties into one, do you mean two parcels of land? If so, there is no necessary process of combining them into one large parcel unless you want to build a building that crosses the boundary of the existing properties. In principle, you should have only one building per parcel. Combining them is a bit expensive because you must conduct a survey and then register the new property.
2. That low rise residential zone is not a difficult to obtain permits for. The difficulty will be in fitting your desired house on the land, since this zone is low density and each house must come with a lot of empty space around it. Height restrictions may also be strict.
Building permits must be obtained by a licensed builder. If the builder works a lot in the same area the permitting process should be fast. One or two months for a normal house.
4. If the structure requires a retaining wall, you can expect that to be very expensive. As much as ¥20 million just for the wall. Of the property is in a landslide red zone, they will not allow you to build there unless you construct the massive concrete foundation + wall. Banks don’t usually give loans for such properties, making them difficult to re-sell.