About this house
担当者:大島力也、設備:公営水道、駐車場:無
English translation not available yet. Original Japanese shown.
Condition from photos
Not assessed. Renovation cost is estimated from the building's age.
Red flags and caveats
- High
Old seismic standard (built 1978)
Built before June 1981. A seismic diagnosis and retrofit are strongly advised and included in the estimate.
- Medium
Narrow road: setback needed
Front road about 2.9 m wide (< 4 m). Part of the lot is lost when rebuilding, and access is hard for builders.
- Note
Partial area check
Liquefaction, disaster-zone, zoning, land-price and population data were not checked for this listing. Tsunami, flood and landslide zones were checked.
Natural hazards
- Strong quake (≥ 6-lower) in 30 years
- 23.9%
- Severe quake (≥ 6-upper) in 30 years
- 2.9%
- Tsunami inundation
- Not checked
- River flood (max. scenario)
- Not checked
- Storm surge
- Not checked
- Sediment disaster zone
- Not checked
- Liquefaction tendency
- Not checked
- Disaster danger zone
- Not checked
- Elevation
- 374 m
Sources: J-SHIS (NIED), MLIT Real Estate Information Library, GSI hazard map tiles.
Hazard map
Location is approximate (city level). Listings rarely disclose the exact lot. 山梨県甲州市塩山下塩後
Return scenarios
Long-term rental
1.8% Net yield
- Revenue / year
- ¥739,200
- Costs / year
- ¥450,956
- Net income / year
- ¥288,244
- Total investment
- ¥16.09M
- Gross yield
- 4.6%
- Payback
- 55.8 yrs
10-year hold, then sell
- Resale value
- ¥6.99M
- Total profit
- ¥-6.57M
- IRR (incl. resale)
- -5.8%
Est. rent ¥77,000/month at 80% occupancy
No rental comparables found here: regional estimate.
Short-stay (minpaku)
Best3.2% Net yield
- Revenue / year
- ¥2,405,700
- Costs / year
- ¥1,851,251
- Net income / year
- ¥554,449
- Total investment
- ¥17.09M
- Gross yield
- 14.1%
- Payback
- 30.8 yrs
10-year hold, then sell
- Resale value
- ¥6.99M
- Total profit
- ¥-4.91M
- IRR (incl. resale)
- -4.1%
81 nights at ¥29,700/night. Platform 15%, manager 20%.
No lodging data: regional tourism estimate. Demand from official 22.1% occupancy of simple lodgings in this prefecture (2023), capped at 180 nights.
Own use
- Costs / year
- ¥342,540
- Net income / year
- -¥342,540
- Total investment
- ¥16.09M
10-year hold, then sell
- Resale value
- ¥6.99M
- Total profit
- ¥-12.88M
No income. Holding costs only.
Expected total cost
| Range | Estimate | |
|---|---|---|
| Purchase price | ¥1,500,000 | |
| Acquisition | ||
| Broker fee (capped at ¥330k for homes ≤ ¥8M) | ¥0 – ¥330k | ¥330,000 |
| Stamp duty on contract | ¥1,000 | |
| Registration and licence tax | ¥13k – ¥29k | ¥21,000 |
| Real estate acquisition tax | ¥6k – ¥19k | ¥12,600 |
| Judicial scrivener (title transfer) | ¥70k – ¥150k | ¥100,000 |
| Translation, remote closing, overseas remittance | ¥50k – ¥300k | ¥150,000 |
| Renovation | ||
| Renovation (full scope, 115 m²) | ¥8.2M – ¥18.93M | ¥12,617,000 |
| Building inspection | ¥40k – ¥100k | ¥60,000 |
| Removal of left-behind belongings | ¥100k – ¥800k | ¥300,000 |
| Seismic retrofit | ¥1M – ¥3M | ¥1,800,000 |
| Subsidies (estimated) | ||
| Municipal seismic retrofit subsidy | ¥-1.5M – ¥0 | -¥800,000 |
| Municipal akiya renovation subsidy (if eligible) | ¥-1M – ¥0 | ¥0 |
| Total upfront | ¥8.48M – ¥25.15M | ¥16,091,600 |
| Annual holding costs | ||
| Fixed asset tax | ¥3k – ¥7k | ¥4,900 |
| City planning tax | ¥0 – ¥2k | ¥1,470 |
| Fire and earthquake insurance | ¥76k – ¥202k | ¥126,170 |
| Maintenance reserve | ¥80k – ¥300k | ¥150,000 |
| Tax agent (non-residents) | ¥30k – ¥120k | ¥60,000 |
| Total per year | ¥342,540 | |
Property
- Address
- 山梨県甲州市塩山下塩後
- Access
- JR中央線「東山梨」徒歩17分
- Layout
- 5K
- Built
- 1978-04
- Structure
- wooden2-storey 木造2階建
- Land area
- 158.16 m²
- Floor area
- 114.7 m²
- Land rights
- freehold (所有権) 所有権
- Zoning
- no use zone designated 無指定
- Coverage / floor-area ratio
- 70% / 200%
- Road access
- 無、西2.9m幅
- Agent
- LIXIL不動産ショップ (株)プライムホーム · 0120-800955
- Source
- SUUMO
- On the market
- listed 0 days
Area and zoning
- City planning area
- Unknown
- Use zone
- Unknown
- Special monitored zone (Important Land Act)
- —
- Population (250 m mesh)
- Unknown
- Share aged 65+ in 2050
- —
- House+land trades last year
- —
- Median trade price per m²
- —
- Median land price per m²
- —
Price history
2026-11-02 · ¥1,500,000
Project requirements
Required
Check the land register Legal
Get the registry certificate (登記事項証明書): confirm the owner, release of any mortgages, and that inheritance registration has been completed (mandatory since 2024).
Explanation of important matters Legal
A licensed agent (宅建士) must explain the property before the contract (重要事項説明). Ask for an English translation.
Hazard map disclosure Legal
Since 2020 the agent must show where the property sits on the municipal flood hazard map. Compare it with the hazards shown here.
Ownership transfer registration Legal
A judicial scrivener (司法書士) registers the transfer. Non-residents also need notarised signatures and a certificate of residence.
Annual fixed asset tax Tax
Billed every year to the owner of record on January 1. If the city declares the house neglected (管理不全空家), the land tax break is lost and the tax can rise up to 6×.
Appoint a tax agent Tax
Non-residents must appoint a tax agent (納税管理人) for property and income taxes.
Foreign exchange act report Legal
Non-residents buying for investment generally must report the acquisition to the Minister of Finance through the Bank of Japan within 20 days (外為法).
Seismic diagnosis Structural
Houses built before June 1981 use the old seismic standard. Most municipalities subsidise the diagnosis (耐震診断) and part of the retrofit.
Road setback Legal
The front road is narrower than 4 m, so part of the lot must be given up as road (セットバック) when rebuilding. This reduces usable land.
Confirm road frontage with the city Legal
Ask the city's building guidance office (建築指導課) whether the lot meets the 2 m frontage rule on a legal road and can be rebuilt.
Recommended / optional
Independent building inspection Structural
Book a building condition survey (建物状況調査) to check termites, roof, foundations and plumbing before committing.
Plan for a cash purchase Financing
Japanese banks rarely lend to non-residents, or on old or non-rebuildable houses. Budget for the all-in cost in cash.
Property does not give a visa Legal
Owning property does not grant residency. The Business Manager visa was tightened in 2025 (higher capital requirement). Check current rules with an immigration specialist.
Apply for retrofit subsidies before work starts Permits
Subsidies must usually be approved before construction begins.
Minpaku notification Permits
Notify the prefecture under the Private Lodging Business Act (住宅宿泊事業法). Limited to 180 nights a year.
Registered minpaku management company Operations
If the owner does not live on site, a registered management company (住宅宿泊管理業者) must be hired.
Fire safety compliance notice Permits
Install alarms, emergency lighting and extinguishers as required, and get a compliance notice (消防法令適合通知書) from the local fire department.
Check local minpaku ordinance Permits
Many municipalities restrict minpaku by area or season beyond the national 180-night cap. Check the local rules before relying on short-stay income. Official page (山梨県) ↗
Option: simple lodging licence (365 nights) Permits
Zone "無指定" may allow a simple lodging licence (簡易宿所) under the Hotel Business Act, which removes the 180-night cap. Stricter building and fire rules apply.
Municipal akiya subsidies Permits
Many towns pay ¥0.5–2M towards akiya-bank purchases or renovation, sometimes with residency conditions. Check the town's akiya bank page.
Assumptions version 2026.11-v3, assessed 2026-11-02.