Due diligence
Renovating a Resale Tokyo Condo: What You Can Change, Costs and Approvals
Private vs common parts, approval from the owners association, floor sound rules, limits on moving kitchens and bathrooms, and rough costs.
Many buyers renovate a resale Tokyo condominium before living in it or letting it. Condominiums come with parts you cannot change and approvals you need. Here are the basics to know before buying.
Key takeaways
- You can renovate the interior, but windows, the front door and balconies are common parts
- Work needs an application to, and approval from, the owners association
- Floor sound ratings and the plumbing limit what you can change
- A full renovation often costs roughly ¥100,000–200,000 per m², depending on scope
What you can change
Owners can renovate the private parts: floors, walls, ceilings and fittings such as the kitchen and bathroom. Window frames, the outside of the front door, balconies, structure and exterior walls are common parts and generally cannot be changed by one owner.
| Part | Examples | Can one owner change it? |
|---|---|---|
| Private parts | Floors, walls, ceilings, kitchen, bathroom, toilet | Yes, with association approval |
| Common parts | Window frames, outside of the front door, balcony, exterior, structure | Generally no |
| Pipes inside the unit | Water and drain pipes under the floor | Depends on the building |
Bylaws and approvals
Before starting, apply to the owners association under the bylaws and house rules and get approval.
- Sound insulation standards when changing to wooden flooring
- Permitted working days and hours, and notices to neighbours
- Protecting shared corridors and lifts, and how materials are delivered
- The electrical capacity limit for the unit
Moving kitchens and bathrooms
Moving a kitchen or bathroom depends on keeping enough slope for the drain pipes. Buildings with little space under the floor limit how far fittings can move. In older buildings, consider replacing the pipes within the unit at the same time.
Costs and timing
A full interior renovation often costs roughly ¥100,000–200,000 per m², depending on size and specification. Partial work, such as new wallpaper, flooring or fittings, costs less. Full renovations often take two to three months of work, plus time for design and association approval.
What to check before buying
- Renovation rules in the bylaws and house rules
- Space under the floor and above the ceiling, and where the pipes run
- When major repairs were last done on the common parts
- For renovated units, what was done and any warranty
FAQ
Should I buy renovated or renovate myself?
Renovated units are ready to use with known costs; renovating yourself lets you choose the finish. Compare the effort, time and price difference.
Can I renovate while living abroad?
You can work with designers and contractors online, but you need a contact in Japan for things like the association application.
Can renovation costs be included in a loan?
Some lenders offer loans that cover purchase and renovation together. Check the conditions with the lender.
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