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Buying a condo in Japan involves significant ongoing costs beyond the initial purchase price.
Monthly expenses typically range from ¥50,000 to ¥80,000 for a standard 60㎡ unit, including management fees, utilities, and reserve funds. Property taxes add approximately 1.7% of the assessed value annually, while insurance costs around ¥20,000 to ¥30,000 per year.
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Condo owners in Japan face monthly costs of ¥25,000-¥33,000 for building fees alone, plus ¥15,000-¥20,000 in utilities.
Property taxes amount to 1.7% of assessed value annually, while special assessments can occur every 10-15 years for major repairs.
| Cost Category | Monthly Amount (¥) | Annual Amount (¥) |
|---|---|---|
| Management Fee (Kanrihi) | 10,000-15,000 | 120,000-180,000 |
| Repair Reserve Fund (Shuzenhi) | 15,000-18,000 | 180,000-216,000 |
| Utilities (Electric, Gas, Water) | 15,000-20,000 | 180,000-240,000 |
| Internet & Mobile | 7,200-12,300 | 86,400-147,600 |
| Property Taxes | - | 1.7% of assessed value |
| Insurance | - | 20,000-30,000 |
| Parking (if applicable) | 15,000-40,000 | 180,000-480,000 |
How much is the monthly building management fee (kanrihi) for condos in Japan and what does it cover?
The monthly building management fee (kanrihi) for a typical condo in Japan ranges between ¥10,000 to ¥15,000 for a standard 60㎡ unit as of September 2025.
Luxury buildings or newer properties often charge higher fees, sometimes reaching ¥20,000 or more per month. The fee amount depends on the building's age, amenities, and location within Japan's major cities.
This fee covers essential building operations including salaries for management staff, security systems, cleaning of common areas, utilities for shared spaces like lobbies and hallways, elevator maintenance, and landscaping. Some buildings also include basic internet service and pest control within the kanrihi.
Property management companies typically review and adjust these fees annually based on actual operating costs and inflation. Buildings with concierge services, gyms, or rooftop gardens will have substantially higher management fees.
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How much is the repair reserve fund (shuzenhi) each month and how often does it increase?
The repair reserve fund (shuzenhi) averages between ¥15,000 to ¥18,000 per month for most Japanese condos, making it typically higher than the management fee.
This fund increases every 5 to 10 years as buildings age and require more extensive maintenance work. Older buildings (15+ years) often see shuzenhi amounts of ¥20,000 to ¥25,000 monthly.
The reserve fund covers major long-term repairs including roof and waterproofing work, elevator replacements, exterior painting, structural repairs, and common area renovations. These funds are managed by the owners' association and must be used exclusively for building maintenance.
Building management companies conduct periodic assessments to determine if current reserve fund contributions are adequate. When major repairs are needed and the fund is insufficient, special assessments may be levied on all owners.
Reserve fund amounts are reviewed and often increased based on engineering reports that project future maintenance needs over 10-30 year periods.
What are the average monthly utility bills in Japan for electricity, gas, and water for condos?
Monthly utility costs for a standard 60-85㎡ condo in Japan typically total between ¥15,000 to ¥20,000 for a couple or small family.
| Utility Type | Monthly Cost (¥) | Usage Notes |
|---|---|---|
| Electricity | 5,000-7,000 | Air conditioning, appliances, lighting |
| Gas | 3,000-5,000 | Hot water, cooking, heating |
| Water & Sewerage | 6,000-7,500 | Includes municipal sewerage fees |
| Total Monthly | 14,000-19,500 | Varies by season and usage |
| Winter Peak | 18,000-25,000 | Higher heating costs |
| Summer Peak | 16,000-22,000 | Air conditioning usage |
| Single Person | 8,000-12,000 | Smaller unit, lower usage |
How much should I budget for internet and mobile phone plans in Japan each month?
Internet service in Japan costs approximately ¥4,700 to ¥5,000 per month for unlimited fiber optic connections with speeds up to 1 Gbps.
Mobile phone plans range from ¥2,500 to ¥7,300 per month depending on the provider and data allowance. Budget carriers offer basic plans around ¥2,500-¥3,000, while major carriers like NTT Docomo charge ¥6,000-¥7,300 for unlimited data plans.
Most condo buildings in Japan's major cities are pre-wired for fiber internet, making installation straightforward. Popular providers include NTT East/West, SoftBank, and au Hikari, with similar pricing across the market.
Combined internet and mobile costs typically range from ¥7,200 to ¥12,300 per month for most condo owners. Some buildings offer bulk internet services included in the management fee, though this is less common in newer constructions.
International calling plans and mobile device financing can add ¥1,000-¥3,000 to monthly telecommunications expenses.
What are the typical property tax rates for condos in Japan and how often are they billed?
Japanese condo owners pay two annual property taxes: Fixed Asset Tax at 1.4% and City Planning Tax at 0.3% of the property's assessed value.
The combined property tax rate totals 1.7% annually, applied to the government's assessed value which is typically 60-70% of the actual market value. Property assessments are updated every three years by municipal authorities.
These taxes are billed annually, usually in four quarterly installments starting in June. Property owners can pay the full amount at once for a small discount, or spread payments throughout the year.
For a condo valued at ¥30 million with an assessed value of ¥20 million, annual property taxes would be approximately ¥340,000 (¥28,300 per month if budgeted monthly). New construction receives tax reductions for the first few years.
Municipal governments may adjust tax rates slightly, but the standard 1.7% combined rate applies across most Japanese cities and is considered stable and predictable for budgeting purposes.
How much does condo insurance cost per year in Japan and what does it cover?
Condo insurance in Japan costs between ¥20,000 to ¥30,000 annually for a standard concrete unit, with wooden structures costing more due to higher fire risk.
Basic coverage includes fire damage, earthquake damage, water damage from burst pipes or flooding, and theft protection. Some policies also cover personal belongings and temporary housing costs during repairs.
Earthquake coverage is particularly important in Japan and adds approximately ¥5,000-¥10,000 to annual premiums. This coverage is separate from the building's master insurance policy and protects your individual unit and contents.
Insurance costs vary based on the building's construction type, age, location, and earthquake risk zone. Units on higher floors may have slightly higher premiums due to evacuation risks.
Most Japanese insurance policies require annual renewal, and premiums can increase based on claims history or changes in risk assessment for the building's location.
Are there garbage disposal or recycling fees for condo buildings, and what are the monthly costs?
Regular garbage and recycling collection is typically covered by the monthly management fee (kanrihi) for most Japanese condo buildings.
Oversized garbage disposal incurs separate municipal fees ranging from ¥400 to ¥3,200 per item, depending on size and type. Items like refrigerators, washing machines, and furniture require special disposal stickers purchased from convenience stores.
1. **Regular waste (covered by kanrihi)** - Burnable garbage (2-3 times per week) - Non-burnable items (monthly) - Recyclables including plastic, paper, and cans2. **Additional fees apply to:** - Large furniture and appliances - Electronic waste requiring special handling - Construction materials or renovation debris - Hazardous materials like paint or batteries3. **Disposal costs by item type:** - Small appliances: ¥400-¥800 - Furniture pieces: ¥800-¥1,600 - Large appliances: ¥1,600-¥3,200Some premium condo buildings offer concierge services that handle oversized waste disposal for an additional monthly fee of ¥2,000-¥5,000.
What are the average maintenance or repair costs not covered by the building's reserve fund?
Condo owners should budget ¥10,000 to ¥20,000 annually for maintenance and repairs inside their individual units that are not covered by the building's reserve fund.
The reserve fund covers only common areas and building structure, leaving unit owners responsible for interior maintenance including plumbing fixtures, air conditioning servicing, appliance repairs, and interior painting or flooring replacement.
Common unit-specific repairs include kitchen and bathroom fixture replacements, air conditioning maintenance (¥15,000-¥25,000 annually), water heater servicing, and minor electrical work. Tatami mat replacement costs ¥8,000-¥12,000 per mat every 5-7 years.
Major unit renovations like kitchen or bathroom remodeling are entirely the owner's responsibility and can cost ¥500,000 to ¥2 million depending on scope and materials. These costs are separate from routine maintenance.
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Are there parking fees for condo owners, and what are the typical monthly costs?
Parking fees for Japanese condos range from ¥15,000 to ¥40,000 per month in urban areas, with mechanical parking systems typically at the higher end of this range.
Tokyo and Osaka condo buildings often charge ¥25,000-¥40,000 monthly for covered or mechanical parking spaces, while suburban areas may charge ¥10,000-¥20,000 for standard outdoor spaces.
Not all condo buildings include parking spaces for every unit, and waiting lists are common in dense urban areas. Some buildings require owners to rent nearby commercial parking if building spaces are unavailable.
Mechanical parking systems, common in space-constrained Tokyo buildings, charge premium rates but may have size and weight restrictions for vehicles. Monthly fees include maintenance of the automated systems.
Guest parking, when available, typically costs ¥500-¥1,000 per day and must be reserved in advance through building management.
What are the costs for optional amenities in condo buildings like gyms, concierge, or storage space?
Optional amenity fees in Japanese condo buildings range from ¥2,000 to ¥10,000 per month each, depending on the amenity type and building luxury level.
| Amenity Type | Monthly Cost (¥) | Typical Features |
|---|---|---|
| Fitness Center/Gym | 3,000-8,000 | Basic equipment, limited hours |
| Concierge Service | 5,000-10,000 | Package handling, reservations |
| Storage Lockers | 500-3,000 | Small to large units |
| Guest Rooms | 2,000-5,000 | Per night usage fee |
| Rooftop Garden Access | 1,000-3,000 | Maintenance and utilities |
| Business Center | 2,000-4,000 | Meeting rooms, printing |
| Children's Playroom | 1,500-3,000 | Supervised or unsupervised |
Luxury buildings may bundle amenities into higher management fees, while mid-range buildings typically charge separately for each service used.
How much should I expect to pay for regular cleaning or upkeep inside my unit using professional services?
Professional cleaning services for Japanese condos cost between ¥15,000 to ¥25,000 per month for weekly comprehensive cleaning of a standard 60-80㎡ unit.
Bi-weekly cleaning services reduce costs to ¥8,000-¥15,000 monthly, while monthly deep cleaning services cost ¥4,000-¥8,000 per visit. Prices vary based on unit size, cleaning frequency, and service provider reputation.
Japanese cleaning services typically include bathroom deep cleaning, kitchen appliance maintenance, floor polishing, window cleaning, and organization services. Some companies offer specialized services like tatami mat cleaning or air conditioning filter replacement.
High-end cleaning services in Tokyo and Osaka charge premium rates of ¥3,000-¥4,000 per hour, while standard services cost ¥1,500-¥2,500 per hour. Most services require 2-4 hours per cleaning session.
Many condo owners opt for monthly professional cleaning combined with daily or weekly light cleaning themselves, creating a balanced approach to unit maintenance costs.
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Are there seasonal or special assessment fees that Japanese condo owners should prepare for?
Special assessments in Japanese condos typically occur every 10 to 15 years when major building renovations exceed the accumulated repair reserve fund balance.
These assessments usually amount to one or two extra months' worth of repair reserve contributions, ranging from ¥30,000 to ¥100,000 per unit depending on the scope of work required.
Common reasons for special assessments include elevator modernization, earthquake retrofitting, exterior wall repairs, rooftop waterproofing, and lobby renovations. Older buildings (20+ years) are more likely to require special assessments.
Seasonal fees are relatively rare but may include snow removal costs in northern Japan (¥1,000-¥3,000 annually) or seasonal pest control treatments (¥500-¥1,500 per treatment).
Building management companies provide 30-90 days notice before special assessments, and owners' associations must vote to approve assessments exceeding certain thresholds. Payment plans are sometimes available for large assessments.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Owning a condo in Japan involves substantial ongoing costs that foreign buyers often underestimate when making their initial investment calculations.
The combination of management fees, reserve funds, utilities, and taxes creates a monthly commitment of ¥50,000-¥80,000 for most standard units, making proper budgeting essential for successful property ownership in Japan's major cities.
Sources
- Toshihiko Yamamoto - Hidden Costs of Condo Ownership in Japan
- Real Estate Japan - Building Maintenance Fee Guide
- Nippon.com - Japan Housing Data
- HouseKey Japan - Management and Repair Fees Guide
- Real Estate Japan - Repair Reserve Fund Fees
- Japan Times - Condo Repair Funds Analysis
- E-Housing Japan - Cost of Living Tokyo
- Barrett Ish - Monthly Utility Costs Tokyo
- E-Housing Japan - Property Taxes Guide
- Real Estate Japan - Homeowners Insurance Guide