Is buying a property in Gion a good investment?

Last updated on December 20, 2023

Yes, the analysis of Kyoto's property market is included in our pack

If you've embraced the traditional beauty and geisha culture of Gion, you may have thought about securing a property in this iconic Kyoto neighborhood, enjoying its historic charm and cultural richness.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for Japan, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Gion?

Gion, nestled in the heart of Kyoto, is like a living museum, steeped in history and tradition.

This district, famous for its preserved machiya houses and as a center for geiko (Kyoto dialect for geisha) and maiko (apprentice geisha), offers a unique living experience that's hard to find elsewhere. Its allure for property buyers isn't just in its cultural richness, but also in the very atmosphere of the area, which seamlessly blends the old with the new.

What sets Gion apart from other real estate markets is this distinct cultural and historical ambiance. While modern developments offer sleek designs and amenities, Gion promises a journey back in time.

Walking through its streets, you're surrounded by traditional wooden buildings, teahouses, and exclusive restaurants, all of which tell a story of Japan's past. This is in stark contrast to other parts of Kyoto, or Japan at large, where the focus might be more on modernity and convenience.

Gion started gaining popularity as a high-end residential area quite some time ago, especially among those who value cultural heritage. The appeal of living in a district that's not just a tourist spot but a living part of Kyoto's history is immense.

However, whether this hype will persist depends on various factors. On one hand, the timeless charm of Gion is unlikely to fade, keeping it attractive to a certain niche of buyers. On the other hand, the evolving demands of the real estate market and the push for modern amenities could affect its standing in the future.

The kind of people drawn to Gion are diverse but united in their appreciation for its unique characteristics. These include cultural enthusiasts, history buffs, and those who seek a deeper connection with traditional Japanese aesthetics.

It's not just about owning a piece of property; it's about embracing a lifestyle that's intertwined with the arts, history, and a slower, more reflective way of life.

However, Gion is not without its drawbacks. The very features that make it attractive can also be seen as limitations.

For instance, the preservation of traditional structures means less availability of modern facilities that are standard in other neighborhoods. Also, being a popular tourist destination, Gion can get crowded, which might not appeal to those seeking a quiet residential area.

Furthermore, the cost of maintaining traditional properties can be high, and the area might not offer the same level of convenience as more modern districts in terms of shopping and everyday amenities.

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Why is Gion a nice place to live?

Living in Gion offers a unique blend of traditional Japanese culture and modern convenience.

This area is renowned for its well-preserved machiya houses, teahouses, and the presence of geiko and maiko, offering a daily glimpse into the cultural heart of Japan.

The lifestyle in Gion is notably tranquil and steeped in tradition. Daily life here moves at a slower pace compared to the bustling city centers, allowing residents to immerse themselves in a more reflective and serene environment.

The cultural experiences available are unparalleled, with frequent opportunities to witness traditional Japanese arts, from tea ceremonies to classical performances.

Regarding the expat community, Gion, like much of Kyoto, has a growing international presence. While not as extensive as in Tokyo or Osaka, the expat community in Kyoto is welcoming and active, often organizing events and meet-ups. This makes it easier for newcomers to integrate and find a sense of belonging.

Living in Gion does come with a higher cost. Property prices and rents in this historic area are among the highest in Kyoto, reflecting its desirability and unique charm. The cost of living, in general, is also slightly higher here due to the premium nature of goods and services in this tourist-centric area.

Safety in Gion, as in most of Kyoto, is generally very high. Japan is known for its low crime rates, and Gion is no exception. The area is well-maintained and safe to walk around, even at night.

In terms of amenities and facilities, Gion is well-equipped. For healthcare, the nearby Kyoto University Hospital is renowned for its excellent medical care. Schools in the area include the Kyoto International School, which caters to the expat community.

While Gion itself is more known for its traditional shops and artisan boutiques, modern shopping needs can be easily met in the nearby Shijo area, which houses shopping centers like the Kyoto BAL and Daimaru Kyoto.

The infrastructure in Gion beautifully balances the old and the new. While the roads and lanes retain their historical character, they are well-maintained. Utilities and services like electricity, water, and gas are reliable. Internet connectivity is generally excellent, as Japan boasts some of the best internet speeds in the world.

Accessibility is another of Gion's strengths. It is well connected to the rest of Kyoto, with multiple bus routes and nearby train stations like Gion-Shijo on the Keihan line and Kawaramachi Station on the Hankyu line.

These stations provide easy access to other parts of the city. For travel beyond Kyoto, the Kyoto Station, a major transport hub with Shinkansen (bullet train) access, is just a short bus or taxi ride away.

Public transportation options in Gion and the wider Kyoto area are robust. The city's extensive bus network is often the most convenient way to get around, and the trains provide quick and efficient travel for longer distances.

Cycling is also a popular and practical option in Kyoto, given its relatively flat terrain and well-established cycling paths.

How much does it cost to buy real estate in Gion?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Japan.

Buying a property in Gion is an investment in one of the most culturally rich and historically significant areas of Japan; the real estate market in Gion is quite unique due to its historical and cultural significance.

In terms of residential properties, you’ll find a range including traditional machiya houses, which are old wooden townhouses typical of Kyoto, alongside apartments and occasionally, more luxurious villas.

The machiya houses are particularly in high demand, primarily because they offer a unique living experience that’s deeply connected to the traditional Japanese lifestyle. These properties are sought after not just for residential purposes but also for their potential as business locations, like guesthouses or tea houses, given Gion’s popularity with tourists.

The market in Gion is predominantly composed of resale properties, due to the area's historical nature and strict regulations on new developments to preserve its cultural heritage. This means that new developments are rare, and when they do occur, they are designed to blend seamlessly with the traditional aesthetic of the neighborhood.

Regarding the price range, properties in Gion are on the higher end of the spectrum, reflective of its desirability and limited availability. Prices can vary greatly depending on the property type, age, condition, and exact location, but you can expect a premium for the privilege of owning a piece of this historical area.

As a rough estimate, prices per square meter can range significantly, often reaching into the upper tiers compared to the rest of Kyoto.

Over recent years, property values in Gion have been steadily rising. This trend is attributed to the area's unchanging appeal, limited supply of properties, and the increasing interest in traditional Japanese architecture and living styles.

The area's strict preservation laws also mean that any new developments or city planning changes are minimal and carefully considered, so they tend to maintain or even increase the value of the properties.

Looking ahead, the real estate market in Gion is likely to remain robust. The limited supply and enduring appeal of traditional properties, coupled with the area's status as a cultural and tourist hub, suggest that property values will continue to rise.

However, potential buyers should be aware of the high maintenance costs and strict regulations that come with owning a property in this historic area.

Specific factors indicating a potential increase in value include the ongoing interest in cultural tourism, the limited availability of properties, and the general trend in real estate towards investing in unique and historically significant properties.

Gion's status as a preserved historical district also means that the character of the area is unlikely to change, ensuring its appeal remains consistent over time.

Where is the best area to buy a property in Gion?

In Gion, each area has its unique charm and characteristics, making the choice of where to buy a property quite personal and dependent on individual preferences and needs.

The heart of Gion, particularly around Hanami-koji Street, is the most iconic and sought-after area. Here, the atmosphere is steeped in history, with traditional wooden machiya houses lining the streets, interspersed with exclusive ochaya (teahouses) and high-end restaurants.

This area is quintessential Gion, offering an immersive cultural experience. Properties here are predominantly traditional townhouses and are priced at a premium due to their historical and cultural significance.

Moving slightly away from the center, areas like the streets around Shirakawa Canal offer a slightly more subdued atmosphere. This area is known for its picturesque scenery, especially during cherry blossom season.

The properties here still carry the traditional charm but may offer more tranquility compared to the bustling central streets. Prices in this area are still high, but you might find more variability in terms of property types and sizes.

For those looking for up-and-coming areas within Gion, the region bordering the Higashiyama district is gaining attention. This area offers a blend of traditional and modern living, with easier access to contemporary amenities while still being close to the heart of Gion.

The properties here can be a mix of newer apartments and older, traditional homes, often at slightly more accessible price points than the central Gion area.

When looking for a property, areas like Hanami-koji and Shirakawa are ideal if you're seeking the quintessential Gion experience, rich in tradition and cultural ambiance. These areas are perfect for those who are particularly drawn to the historical aspects of Kyoto and who want to be in the midst of its cultural heartbeat.

On the contrary, the areas immediately adjacent to the major tourist thoroughfares may be less advisable for those seeking a quiet residential experience. These areas can be crowded, particularly during peak tourist seasons, and might detract from the living experience for those seeking peace and privacy.

Additionally, the properties closest to the main streets may come with higher noise levels and less privacy.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Japan.

Area	Atmosphere	Property Types	Price Trend
Central Gion (Hanami-koji Street)	Historical, cultural, bustling	Traditional machiya houses, teahouses	Premium prices
Streets around Shirakawa Canal	Subdued, picturesque, tranquil	Traditional homes, varied sizes	High but variable
Bordering Higashiyama District	Blend of traditional and modern	Mix of newer apartments and older homes	More accessible, up-and-coming

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Is there a strong rental demand in Gion?

In Gion, there's indeed a strong rental demand, but the nature of this demand is quite specific to the area's unique characteristics.

The demand is more skewed towards short-term rentals, largely due to Gion's popularity as a tourist destination. The area's rich cultural heritage and traditional Japanese aesthetics make it a highly sought-after location for travelers looking to immerse themselves in the Kyoto experience.

The target demographic for rentals in Gion is quite diverse, but predominantly includes tourists, cultural enthusiasts, and business travelers. These individuals are often drawn to the area's traditional charm and its proximity to various cultural and historical sites.

The profile of potential tenants usually comprises international tourists, domestic visitors from other parts of Japan, and occasionally professionals involved in the arts or academia who are visiting Kyoto for short-term projects or sabbaticals.

In terms of the type of properties in demand for rentals, traditional machiya houses and well-furnished apartments are particularly popular. Tenants are often looking for properties that offer an authentic Kyoto experience, which means that homes with traditional Japanese architecture, tatami mats, and serene interior gardens are highly sought after.

The most desirable areas for these rentals are central Gion, particularly around Hanami-koji Street and the picturesque Shirakawa Canal area. These locations offer the quintessential Gion experience with easy access to local attractions.

Amenities that can help reduce vacancy in rental properties in Gion include modern comforts like updated kitchens and bathrooms, Wi-Fi, and air conditioning, balanced with traditional features like tatami floors and Japanese-style baths. Properties that offer a blend of traditional aesthetic with modern convenience tend to be more appealing to a broader range of tenants.

As for the potential returns on investment, properties in Gion can command a premium, especially for short-term rentals. Given the high demand and the area's global appeal, owners of well-maintained and appropriately marketed properties can see significant returns.

Rental yields can vary, but properties in prime locations with the right mix of traditional charm and modern amenities can achieve higher occupancy rates and command higher rental prices.

Currently, the type of properties experiencing increasing demand and potentially offering better yields are those that maintain their traditional character while offering modern amenities.

As the trend for experiential travel grows, travelers are seeking accommodations that offer more than just a place to stay – they're looking for a cultural experience, which properties in Gion are uniquely positioned to provide.

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Is it easy to buy a property as foreigner in Gion?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in Japan.

Buying a property as a foreigner in Gion, Kyoto, or in Japan in general, is a process that comes with its own set of challenges and nuances, but it's not necessarily difficult if you're well-informed and prepared.

Firstly, it's important to note that there are no specific regulations or restrictions preventing foreigners from buying property in Japan, including in Gion. Foreign buyers have the same rights to property ownership as Japanese citizens.

However, there are certain aspects of the process and the market that are unique to Japan and can be challenging for those unfamiliar with the country's real estate practices.

The purchasing process in Gion, as in the rest of Japan, involves several steps. After finding a property you're interested in, you'll need to make an offer, sign a sales contract, and then proceed with the payment and registration of the property. This process involves a significant amount of paperwork, much of which is in Japanese.

It's crucial to understand every aspect of the contract, as Japanese real estate contracts can be very detailed and include specifics that might not be common in other countries.

One of the primary risks associated with property investment in Gion is the preservation and maintenance of traditional properties, such as machiya houses. These properties often require extensive and ongoing maintenance, which can be costly.

Additionally, due to Gion's status as a historical district, there may be strict regulations regarding renovations or alterations to preserve the area's cultural heritage.

Common pitfalls for foreigners buying property in Japan include underestimating the importance of local property laws and customs, and the challenges posed by the language barrier. For instance, Japan has unique rules about property boundaries and rights, which can be quite different from those in other countries.

Moreover, property listings in Japan often use specific terminology and measurements (like tsubo, a unit of area measurement) that might be unfamiliar to foreigners.

Working with a local real estate agent and a lawyer is highly advisable. A local agent can provide invaluable insights into the Gion property market, help navigate cultural and language barriers, and assist in finding properties that meet your needs.

A lawyer, preferably one experienced in real estate transactions and familiar with the needs of foreign buyers, can ensure that all legal aspects of the purchase are handled correctly and that your interests are protected.

Common exit strategies for property investors in Gion include selling the property or converting it into a rental, particularly for short-term stays given the area's popularity with tourists.

The rental market in Gion, especially for traditional properties, can be lucrative due to the high demand from tourists seeking an authentic Kyoto experience.