We bought land and built our house in western Tokyo last year, and I have been writing about the journey on my blog. Here is a summary of the posts.
Financials
- Our overall cost was 110 million yen, 69 million for the land and 41 million yen for the house (including all expenses)
- The price of the land was 64.3 million yen and we paid an additional 4.4 million in various fees
- We paid Ichijo 35 million yen for the house
- The garden cost 2.7 million yen
- We covered 109 million from mortgage (variable rate with SMTB, currently at 0.72%) and 1 million yen out-of-pocket
Phase 1: Deciding to buy
- I run the numbers on whether renting or buying was better financially, but the results were inconclusive
- I also looked into the potential future of real estate in Tokyo, but again no strong conclusion
- Still, we decided to buy for the non-financial reasons
Phase 2: looking for land
- I compared 3 nearby cities (Musashino, Mitaka, Koganei) using public data to see if there was any fundamental difference – TLDR: they are very similar, except Musashino has much higher tax revenue
- Once we had some specific lands in mind, there were a few things to check
- Finally, we bought the land
- Then we had to take care of the land until construction started
Phase 3: designing and building our home
- We built our house with Ichijo, and I highly recommend them (I can send you a referral, if interested)
- Designing the house took 9 months as we considered every single decision carefully (we had to ask for an extension on this, as it is usually done in less than half this time)
- We didn’t like Ichijo’s kitchen, so got one from a different company, WoodOne
- We got most of Ichijo’s smart home / HEMS options
- In the end we paid Ichijo 35 million yen for the house
- We considered getting an external home inspection, but decided to skip it
- We got home insurance from SONY for 175,633 yen (5 years)
Phase 4: handover and moving in
- The handover was simple
- Ichijo’s after-service of fixing minor issues have been great
- The graden was done by a different company, and it was only completed after we have moved in
- We got internet from Nuro and then set up the network using Ubiquiti gear
- We got Ichijo’s electric shades and also a few curtains
Smart home
- I looked into smart lighting options available in Japan then did a deep-dive into 3 domestic options:
- and decided to go with Panasonic
- We got most of Ichijo’s smart home / HEMS options and later I set them up with HomeAssistant
Let me know if you have any question
by szabo_jp
8 comments
So cool!
Thanks for sharing, you’re definitely on a roll – I’ve added it in the wiki RE page with similar links.
After all of this, what would you do differently ?
And what would you recommend peopel to focus on when building ?
No questions on my end but just wanted to say I personally think that your post will be a great resource for the sub, thanks for sharing!
I guess for privacy reasons you can’t, but I’d love to see pics of the house and garden!!
I’m curious to hear more about your lighting and interior journey.
1.2 mil is steep for water connection no? We paid like 220k.
Really nice writing!
I’m currently building an i-Cube with basically the same area as your house. I’m paying 28M for the house after opting out of lots of basic stuff, like Hydrotec tiles, shoe and kitchen cabinets, and even removed Urucare. I think 7M is a big saving and I don’t regret it, but I expected to see a bigger difference in costs.
Now that you are living in the house, what do you think of the size/area? Did you ever publish your floorplan?
I’m looking forward to see the next posts about controlling the electric blinds through a home assistant.
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