Authored by the expert who managed and guided the team behind the Japan Property Pack
Everything you need to know before buying real estate is included in our Japan Property Pack
Japan offers one of the world's safest environments, exceptional healthcare, and a unique lifestyle that blends ancient tradition with cutting-edge modernity.
In this guide, we break down exactly how much money you need to retire in Japan in 2026, covering budget levels from bare minimum to luxury, along with current housing prices that we constantly update.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Japan.
How much money do I need to retire in Japan right now?
What's the absolute minimum monthly budget to survive in Japan?
The estimated absolute minimum monthly budget for a foreign retiree to survive in Japan is around 220,000 yen in a regional city (roughly $1,390 or €1,200) or around 320,000 yen in Tokyo's 23 wards (roughly $2,025 or €1,745), because Japan's cost of living varies dramatically depending on where you choose to settle.
At this minimum budget level in Japan, you can cover a basic studio or 1K apartment in a less popular neighborhood, utilities, essential groceries with home cooking, public transportation, and mandatory health insurance contributions, but you will have very little room for dining out or entertainment.
The biggest trade-offs at this minimum level include living in older buildings far from train stations, rarely eating at restaurants, skipping travel within Japan, and having almost no buffer for unexpected medical costs or apartment renewal fees that Japan is famous for springing on foreign residents.
What lifestyle do I get with $2,000/month in Japan in 2026?
As of early 2026, a retiree with $2,000 per month (approximately 316,000 yen or €1,720) can expect a modest but workable lifestyle in Japan, living comfortably in a regional city like Fukuoka or the suburbs of Osaka, but facing tighter constraints if aiming for central Tokyo.
With this budget in Japan, you can realistically afford a small 1LDK apartment (one room plus living-dining-kitchen) in neighborhoods like Itabashi, Nerima, or Edogawa in Tokyo for around 100,000 to 130,000 yen ($635 to $820 or €545 to €705), or a nicer apartment in Osaka's Joto or Higashiyodogawa districts for 80,000 to 100,000 yen ($505 to $635 or €435 to €545).
At this level, you can enjoy Japan's excellent public transit system, visit local sento (public baths), eat reasonably well by cooking at home with market-fresh ingredients, and occasionally dine at mid-range izakaya or ramen shops, but international travel or regular high-end sushi dinners will not fit your budget.
The main limitation in Japan at $2,000 per month is that you will need to pick between location and space, meaning if you want to live in a popular Tokyo ward near good transit, you will sacrifice apartment size and potentially live in an older building without modern amenities like auto-lock entry or in-unit laundry.
What lifestyle do I get with $3,000/month in Japan in 2026?
As of early 2026, a retiree with $3,000 per month (approximately 474,000 yen or €2,580) can enjoy a genuinely comfortable lifestyle in Japan, with enough breathing room to live in desirable neighborhoods and participate in the country's rich cultural scene without constant budget anxiety.
With $3,000 monthly in Japan, you can afford a proper 1LDK or even a 2DK apartment in appealing Tokyo neighborhoods like Nakano, Suginami, or parts of Koto for around 150,000 to 200,000 yen ($950 to $1,265 or €820 to €1,090), or a spacious 2LDK in Osaka's Kita or Tennoji areas for 140,000 to 180,000 yen ($885 to $1,140 or €760 to €980).
At this level in Japan, you can regularly enjoy mid-range sushi restaurants, visit onsen resorts on overnight trips, attend cultural events like kabuki or sumo, take occasional shinkansen trips to Kyoto or Hiroshima, and join local hobby groups or language classes without worrying about every expense.
The key upgrade from $2,000 to $3,000 monthly in Japan is that you move from "getting by" to "living well," which specifically means you can say yes to spontaneous social dinners, afford quality healthcare extras like dental cleanings, and maintain a small emergency fund for the inevitable surprise renewal fees or appliance replacements.
What lifestyle do I get with $5,000/month in Japan in 2026?
As of early 2026, a retiree with $5,000 per month (approximately 790,000 yen or €4,300) enters easy-living territory in Japan, while someone with $10,000 per month (approximately 1,580,000 yen or €8,600) can access genuine luxury including prime locations and premium services.
At $5,000 monthly in Japan, you can rent a modern 2LDK apartment in desirable Tokyo neighborhoods like Meguro, Setagaya, or Bunkyo for 250,000 to 350,000 yen ($1,580 to $2,215 or €1,360 to €1,905), while at $10,000 monthly you can access high-end tower apartments in Minato or Shibuya with concierge services for 500,000 to 800,000 yen ($3,165 to $5,065 or €2,725 to €4,360).
At the $5,000 to $10,000 range in Japan, you gain access to premium healthcare clinics with English-speaking staff, private golf club memberships, first-class shinkansen travel, fine dining at Michelin-starred restaurants, and the ability to hire help for translation, tax preparation, or home cleaning without budgeting stress.
How much for a "comfortable" retirement in Japan in 2026?
As of early 2026, the estimated monthly budget for a comfortable retirement in Japan is 300,000 to 380,000 yen ($1,900 to $2,400 or €1,635 to €2,065) in regional cities, and 450,000 to 600,000 yen ($2,850 to $3,800 or €2,455 to €3,270) in Tokyo's 23 wards.
We strongly recommend adding a 20% buffer to whatever number feels comfortable, meaning an extra 60,000 to 120,000 yen ($380 to $760 or €325 to €655) monthly set aside for Japan's many small recurring costs and periodic spikes like apartment renewal fees, dental work, or device replacements.
A comfortable budget in Japan covers what a basic budget does not: regular dining at neighborhood restaurants, domestic travel every few months, gym or hobby club memberships, quality seasonal clothing, proper health insurance with good coverage, and enough flexibility to say yes to social opportunities without financial stress.
How much for a "luxury" retirement in Japan in 2026?
As of early 2026, the estimated monthly budget for a luxury retirement in Japan is 600,000 yen or more ($3,800+ or €3,270+) in regional cities, 900,000 yen or more ($5,700+ or €4,905+) in Tokyo, and 1,500,000 yen or more ($9,500+ or €8,175+) for ultra-luxury living in Japan's most exclusive areas.
A luxury retirement budget in Japan unlocks newer tower apartments with panoramic city views, access to members-only clubs and premium fitness facilities, regular kaiseki dining experiences at renowned restaurants, business-class international travel, and concierge services that smooth out the language and bureaucracy challenges that other foreigners face daily.
The neighborhoods most popular among retirees seeking luxury in Japan include Tokyo's Minato ward (especially Roppongi, Azabu, and Akasaka), Shibuya's quieter residential pockets, the Ashiya area near Kobe for those who prefer Kansai, and resort-adjacent locations like Karuizawa for those wanting both city access and nature retreats.
The main advantage of a luxury budget in Japan beyond comfort is access, meaning you can afford the English-speaking specialists, the well-connected advisors, the prime locations near international hospitals, and the flexibility to handle any bureaucratic or health situation without the stress that comes from operating on tight margins in a foreign country.
We have made this infographic to give you a quick and clear snapshot of the property market in Japan. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What are the real monthly expenses for retirees in Japan in 2026?
What is a realistic monthly budget breakdown by category in Japan?
A realistic monthly budget breakdown for a single retiree living comfortably in Tokyo in 2026 looks approximately like this: rent at 190,000 yen ($1,200 or €1,035), utilities and communications at 30,000 yen ($190 or €165), food at 95,000 yen ($600 or €515), transport at 20,000 yen ($125 or €110), health at 45,000 yen ($285 or €245), leisure at 60,000 yen ($380 or €325), miscellaneous at 35,000 yen ($220 or €190), and an admin sinking fund at 45,000 yen ($285 or €245).
Housing typically consumes 35% to 40% of a comfortable retiree's monthly budget in Japan, running around 150,000 to 200,000 yen ($950 to $1,265 or €820 to €1,090) in Tokyo and 80,000 to 130,000 yen ($505 to $820 or €435 to €705) in regional cities like Fukuoka or Sapporo.
Food and groceries in Japan typically represent 15% to 20% of a retiree's monthly budget, with home cooking costing around 50,000 to 70,000 yen ($315 to $445 or €270 to €380) and the total rising to 90,000 to 120,000 yen ($570 to $760 or €490 to €655) if you dine out regularly.
The budget category that varies most based on personal choices in Japan is entertainment and travel, which can range from nearly zero for a homebody to 100,000 yen or more ($635+ or €545+) monthly for someone who regularly attends cultural events, travels domestically, or maintains hobbies like golf or photography.
What fees surprise foreigners most after moving to Japan?
The top three hidden fees that surprise foreigners moving to Japan are: apartment move-in costs (often 4 to 6 months rent upfront including deposit, key money, agent fee, and guarantor company fee), biennial lease renewal fees (typically one month rent every two years), and the NHK broadcasting fee that collectors actively pursue from all households with a television.
One-time setup fees for foreigners arriving in Japan typically total 500,000 to 1,000,000 yen ($3,165 to $6,330 or €2,725 to €5,450), covering apartment move-in costs of 400,000 to 700,000 yen, basic furniture and appliances of 50,000 to 200,000 yen, mobile phone setup of 10,000 to 30,000 yen, and initial visa and registration paperwork costs.
What's the average rent for a 1-bedroom or a 2-bedroom in Japan in 2026?
As of early 2026, average monthly rent for a 1-bedroom (1LDK) apartment in Japan ranges from 120,000 to 200,000 yen ($760 to $1,265 or €655 to €1,090) in Tokyo's 23 wards, and from 80,000 to 140,000 yen ($505 to $885 or €435 to €760) in Osaka, while a 2-bedroom (2LDK) runs 200,000 to 350,000 yen ($1,265 to $2,215 or €1,090 to €1,905) in Tokyo and 150,000 to 250,000 yen ($950 to $1,580 or €820 to €1,360) in Osaka.
For a 1-bedroom in Japan, the realistic rent range spans from budget options at 80,000 to 100,000 yen ($505 to $635 or €435 to €545) in outer Tokyo wards like Katsushika or Adachi, up to upscale options at 250,000 to 350,000 yen ($1,580 to $2,215 or €1,360 to €1,905) in premium areas like Minato or central Shibuya.
For a 2-bedroom in Japan, budget neighborhoods offer units at 140,000 to 180,000 yen ($885 to $1,140 or €760 to €980), while upscale areas command 350,000 to 500,000 yen ($2,215 to $3,165 or €1,905 to €2,725) or more for modern apartments with quality finishes and building amenities.
The neighborhoods offering the best value for retirees seeking affordable rent in Japan include Tokyo's Itabashi, Nerima, and Edogawa wards, Osaka's Higashiyodogawa and Joto areas, and Fukuoka's Sawara and Jonan districts, all of which provide decent transit access at rents 30% to 50% below central area prices.
By the way, we've written a blog article detailing what are the latest rent data in Japan.
What do utilities cost monthly in Japan in 2026?
As of early 2026, total monthly utilities for a typical retiree apartment in Japan run approximately 20,000 to 35,000 yen ($125 to $220 or €110 to €190), covering electricity, gas, water, internet, and mobile phone, with Tokyo tending toward the higher end of this range due to higher service costs.
Breaking down individual utility costs in Japan: electricity typically runs 6,000 to 12,000 yen ($38 to $76 or €33 to €65) depending on air conditioning use, gas costs 3,000 to 6,000 yen ($19 to $38 or €16 to €33), and water bills average 2,000 to 4,000 yen ($13 to $25 or €11 to €22) monthly.
Internet service in Japan typically costs 4,000 to 6,000 yen ($25 to $38 or €22 to €33) monthly for fiber connections, while mobile phone plans range from 1,000 yen ($6 or €5) for basic data-only SIMs up to 8,000 yen ($50 or €43) for full-service plans with generous data and international calling.
What's the monthly food and transportation budget for one person in Japan in 2026?
As of early 2026, a combined monthly food and transportation budget for one person in Japan typically ranges from 70,000 to 150,000 yen ($445 to $950 or €380 to €820), depending heavily on whether you cook at home or dine out frequently and whether you stick to local transit or travel more widely.
A realistic monthly grocery budget for a single retiree cooking mostly at home in Japan runs 40,000 to 60,000 yen ($255 to $380 or €220 to €325), with Japanese supermarkets offering excellent quality produce, seafood, and prepared foods at reasonable prices, especially if you shop sales and seasonal items.
Dining out in Japan adds significantly to food costs, with a typical restaurant meal costing 800 to 1,500 yen ($5 to $9 or €4 to €8) for casual spots like ramen or curry shops, and 3,000 to 8,000 yen ($19 to $50 or €16 to €43) for nicer izakaya or sushi restaurants, meaning regular diners should budget 80,000 to 120,000 yen ($505 to $760 or €435 to €655) monthly for food.
Monthly transportation in Japan costs 10,000 to 20,000 yen ($65 to $125 or €55 to €110) if you rely on efficient public transit, but owning a car adds 30,000 to 50,000 yen ($190 to $315 or €165 to €270) monthly for insurance, parking, and mandatory inspections, making car ownership mainly practical in rural areas where transit is limited.
Get fresh and reliable information about the market in Japan
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Can I retire in Japan if I want to buy property in 2026?
What's the average home price in Japan in 2026?
As of early 2026, the average existing condominium price in Tokyo's 23 wards is approximately 92 million yen ($580,000 or €500,000) at the median and around 108 million yen ($680,000 or €585,000) at the average, while Osaka metro area condos typically cost 25% to 40% less than comparable Tokyo properties.
The realistic price range for buying property in Japan spans from around 40 million yen ($255,000 or €220,000) for older condos in outer Tokyo wards or regional cities, up to 150 million yen or more ($950,000+ or €820,000+) for newer units in premium Tokyo neighborhoods like Minato, Shibuya, or Chiyoda.
For retirees in Japan, existing condominiums (called "mansions") typically offer the best value because you can inspect the actual building and community, they are priced 25% to 40% below comparable new construction, and many come in established neighborhoods with mature infrastructure, unlike new developments on former industrial sites.
Please note that you will find all the information you need in our pack about properties in Japan.
What down payment do foreigners usually need in Japan in 2026?
As of early 2026, foreigners buying property in Japan typically need either 100% cash (the most common approach for non-residents) or a 20% to 30% down payment plus closing costs if they qualify for a mortgage as residents with stable Japan-linked income, meaning a typical Tokyo condo purchase requires either 92 million yen ($580,000 or €500,000) in cash or around 25 million yen ($160,000 or €135,000) down plus financing.
Foreigners in Japan do face stricter mortgage requirements than Japanese citizens, with most banks requiring permanent residency or at least several years of stable employment history in Japan, a Japanese spouse, or substantial assets, and non-residents generally cannot access Japanese mortgages at all, making cash purchases the standard path for foreign retirees.
We have a document entirely dedicated to the mortgage process in our pack about properties in Japan.
You can also read our latest update about mortgage and interest rates in Japan.
What's the all-in monthly cost to own in Japan in 2026?
As of early 2026, the estimated all-in monthly cost to own a typical Tokyo condominium ranges from 180,000 to 280,000 yen ($1,140 to $1,770 or €980 to €1,525) without a mortgage, or 280,000 to 400,000 yen ($1,770 to $2,530 or €1,525 to €2,180) with a mortgage, depending on purchase price and loan terms.
The all-in monthly ownership figure in Japan includes mortgage principal and interest (if applicable), building management fee, repair reserve fund contribution, fixed asset tax and city planning tax, fire and earthquake insurance, and utilities, with each component adding meaningfully to total housing costs.
Typical monthly fees for Tokyo condominiums in Japan include management fees of 15,000 to 30,000 yen ($95 to $190 or €82 to €165) and repair reserve contributions of 10,000 to 25,000 yen ($65 to $160 or €55 to €135), while annual property taxes run around 100,000 to 200,000 yen ($635 to $1,265 or €545 to €1,090) for a mid-range unit.
The hidden ownership cost that catches new buyers in Japan is the periodic "special assessment" for major building repairs, which can hit condo owners with sudden bills of 500,000 to 2,000,000 yen ($3,165 to $12,660 or €2,725 to €10,900) or more, especially in older buildings that deferred maintenance.
By the way, we also have a blog article detailing the property taxes and fees in Japan.
Is buying cheaper than renting in Japan in 2026?
As of early 2026, the monthly cost comparison between buying and renting similar properties in Japan typically favors renting in Tokyo (where all-in ownership costs often exceed comparable rent by 15% to 35%) but becomes more competitive in Osaka and regional cities where purchase prices are lower relative to rents.
The typical break-even point where buying becomes cheaper than renting in Japan is 10 to 15 years for Tokyo properties and 7 to 12 years in regional markets, assuming you account for transaction costs, opportunity cost of the down payment, and the reality that Japanese buildings generally depreciate rather than appreciate over time.
Key factors that make buying more attractive for retirees in Japan include the desire for housing stability without landlord risk, the ability to customize your home, and emotional value of ownership, while factors favoring renting include flexibility to relocate, avoiding large capital lock-up, and the reality that Japan's aging society means no shortage of rental inventory in most areas.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What visas, taxes, and healthcare costs should I plan for in Japan in 2026?
What retirement visa options exist in Japan in 2026?
As of early 2026, Japan does not offer a traditional retirement visa, but the closest option is the "Designated Activities" visa for long-stay sightseeing and recreation, which is designed for wealthy visitors and involves application fees around 6,000 yen ($38 or €33) for certificate of eligibility and 4,000 yen ($25 or €22) for visa issuance.
The key financial requirements to qualify for Japan's long-stay designated activities pathway include demonstrating substantial savings (commonly interpreted as 30 million yen or roughly $190,000 or €165,000), proof of comprehensive health insurance, and evidence you can support yourself without working, though Japan's immigration authorities evaluate applications holistically rather than publishing fixed thresholds.
Visa renewal in Japan typically costs 4,000 to 6,000 yen ($25 to $38 or €22 to €33) in official fees per extension under current Immigration Services Agency rates, but you should budget additional amounts for document translation, travel to immigration offices, and potentially hiring an immigration lawyer or administrative scrivener (gyoseishoshi) to assist with paperwork.
The most common visa mistake foreign retirees make regarding Japan is assuming they can simply stay long-term by chaining tourist visas, when in reality immigration authorities track entry patterns, may deny entry to those who appear to be living in Japan without proper status, and the tourist visa explicitly prohibits earning income or establishing residency.
Please note that we keep this page updated with the residency pathways in Japan.
Do I pay tax on foreign income in Japan in 2026?
As of early 2026, your tax obligation on foreign income in Japan depends entirely on your residency status: non-permanent residents (those living in Japan less than 5 years within the past 10 years) generally only pay tax on foreign income if it is remitted to Japan, while permanent residents face taxation on worldwide income at progressive rates from 5% to 45% plus local taxes.
Foreign pensions and Social Security payments may be taxable in Japan depending on your residency category and how funds are transferred, while investment income from overseas accounts is generally taxable for permanent residents but may be exempt for non-permanent residents if kept outside Japan.
Japan maintains tax treaties with major countries including the United States, United Kingdom, Canada, Australia, and most EU nations, which typically prevent double taxation by allowing credits for taxes paid in your home country and sometimes reducing withholding rates on certain income types like pensions.
The single most important tax rule for foreign retirees to understand before moving to Japan is the 5-year threshold: if you stay in Japan as a tax resident for more than 5 years within any 10-year period, you become a permanent resident for tax purposes and owe Japanese tax on all worldwide income regardless of where it is earned or held.
What health insurance do retirees need in Japan in 2026?
As of early 2026, retirees who become residents in Japan generally enroll in the National Health Insurance (NHI) system, with monthly premiums typically ranging from 20,000 to 50,000 yen ($125 to $315 or €110 to €270) depending on your income level and municipality, covering 70% of most medical costs.
Foreigners can access Japan's public healthcare system if they hold valid residence status and register with their local municipality, which then calculates NHI premiums based on reported income, and this coverage includes doctor visits, hospital stays, prescriptions, and most procedures, with patients paying only the 30% copay portion.
A realistic total annual healthcare budget for a retiree in Japan, including NHI premiums, typical copays, dental care, and medications, ranges from 400,000 to 800,000 yen ($2,530 to $5,065 or €2,180 to €4,360), with the wide range reflecting differences in health status, municipality premium rates, and how much you use private or specialized medical services.
Buying real estate in Japan can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Japan, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Japan (Foreign Exchange Rates) | Japan's central bank publishing official market reference rates. | We used the January 2026 USD/JPY rate to convert all budget figures accurately. We kept primary analysis in yen since retirees spend in yen. |
| Statistics Bureau of Japan (Family Income and Expenditure Survey) | Official government statistics on household spending patterns. | We used the one-person household monthly expenditure baseline as our cost floor. We then adjusted for foreign retiree realities like market rent and insurance. |
| REINS (Real Estate Information Network System) | Official industry body designated under MLIT publishing transaction data. | We used REINS to anchor existing condo prices and per-sqm costs in Greater Tokyo. We scaled these into realistic retiree apartment purchase prices. |
| Savills Japan Residential | Major global real estate consultancy with transparent market reporting. | We used Savills rent-per-sqm figures to estimate realistic apartment rents in Tokyo and Osaka. We treated this as a private-sector cross-check against government data. |
| Ministry of Foreign Affairs Japan | Japan's official visa authority describing long-stay pathways. | We used MOFA to explain Japan's designated activities visa option for retirees. We incorporated the stated requirements and practical planning implications. |
| Immigration Services Agency of Japan | The regulator that sets and publishes immigration procedure fees. | We used the official fee table to quote accurate visa renewal costs. We treated these as hard costs belonging in annual retirement budgets. |
| National Tax Agency Japan | Japan's tax authority explaining individual taxation rules. | We used NTA guidance to frame tax obligations for foreign residents. We explained what retirees must plan for based on residency status. |
| Japan Housing Finance Agency (Flat 35) | Main public housing finance agency with widely referenced mortgage rates. | We used JHF rate data to ground mortgage payment calculations. We built realistic monthly ownership cost examples using these benchmarks. |
| Numbeo | Crowdsourced cost database with extensive Japan coverage. | We used Numbeo to validate utility and grocery cost ranges. We treated it as a reality check against official statistics. |
| Ministry of Health, Labour and Welfare | Government ministry overseeing Japan's health insurance systems. | We used MHLW materials to explain healthcare access and copay structures. We based insurance premium estimates on their published frameworks. |
We made this infographic to show you how property prices in Japan compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
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