Know your real budget
before you fall in love
Buying an akiya costs more than the listing price — often significantly more. Agent fees, acquisition taxes, registration costs, stamp duty. This calculator does the full math, so you walk into a negotiation knowing exactly where you stand.
Most buyers discover the real cost after they've already committed
Agent commission, acquisition tax, registration fees, stamp duty, judicial scrivener costs — the add-up is significant. Buyers who don't model this upfront often find themselves short, or overpay because they negotiated blind.
If you're budgeting in USD, EUR, or another currency, even a 5% swing in the yen changes your purchasing power by hundreds of thousands of yen. Most calculators ignore this.
Knowing your maximum property price before you start talking to agents puts you in a completely different position — you know exactly when a deal works and when it doesn't.
Enter your budget.
Get the full picture.
The calculator works backwards from your total budget — not forward from a property price. That's the number that actually matters when you're house-hunting.
Input the total amount you're prepared to spend — in any of 10 supported currencies. The calculator fetches live exchange rates and converts to yen automatically.
Property type, condition, prefecture, buyer service fee preference. Each variable affects the final cost calculation — especially agent commission, which is legally capped but varies.
The calculator returns your maximum property price after all purchase costs — along with a full itemized breakdown so you understand exactly where every yen goes.
Every cost, accounted for
Japanese property purchases involve a specific set of mandatory costs with legally defined rates. The calculator handles all of them — including the ones most agents don't mention upfront.
Knowing the real cost before you start looking — not after you've fallen in love with a place — changes what you can realistically offer. That's what this tool is for.
Simple mode. Detailed mode.
Your choice.
Most people need the quick answer. Some want to model every variable. The calculator supports both — switch between modes without losing your inputs.
Enter your total budget and get your max property price, or enter a property price to see total costs.
Supports USD, EUR, GBP, AUD, CAD, CHF, SGD, HKD, NZD, and JPY. Rates are fetched live with a fallback API.
Adjust every rate manually — assessed value ratio, agent commission, consumption tax.
Move-in ready, needs renovation, or major structural work — condition affects assessed value assumptions.
Certain costs vary by location. The calculator adjusts relevant assumptions based on your target prefecture.
Every cost is shown individually with its calculation logic. No black boxes.
Is $9.99 worth it to avoid a $5,000 mistake?
Buying property in Japan without modeling your costs is how people end up short at closing, overpaying on a deal, or choosing the wrong prefecture entirely. Try all the tools for 1 week at $9.99 — or get full access from $74/quarter.
Choose your plan.
The Budget Calculator is part of the full Akiya Labs toolkit — alongside 6 other research tools, the weekly newsletter, and the Property Hazard Score. Four plans to fit your pace.
1 week access to explore the toolkit.
- Budget Calculator
- Prefecture Finder
- Property Hazard Score
- Akiya Bank Directory
- Newsletter archive + map
Full access, renewed every quarter.
- Everything in Trial
- Weekly newsletter
- Neighbourhood Score
- Future Development Map
- All 7 research tools
Full year of access — save 50% vs quarterly.
- Everything in Quarterly
- Full year of access
- All 7 research tools
- Weekly newsletter + archive
- Priority support
- All future tools included
One payment, lifetime access.
- Everything in Premium
- Never pay again
- All guides included
- All future tools included
- All future updates included
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I ran the numbers on four different properties before making an offer. The calculator showed me that the one I wanted most actually left the least room for renovation — which completely changed what I was willing to pay for it.
A few things people ask
How accurate are the cost estimates?
The calculation is based on Japan's legally defined fee structures — agent commission caps, official tax rates, standard stamp duty schedules. The judicial scrivener estimate is a national average. Actual costs may vary by 5-10% depending on your specific property, its location, and the professionals you work with. The calculator gives you a solid, defensible planning number — not a quote.
Can I use it for properties that need renovation?
Yes. The condition preset affects the assessed value assumption, which in turn affects acquisition and registration taxes. For renovation budgeting specifically, the detailed mode lets you adjust assumptions to reflect your actual situation more precisely.
What currencies are supported?
USD, EUR, GBP, AUD, CAD, CHF, SGD, HKD, NZD, and JPY. Rates are fetched live each time you load the calculator, with a fallback API for reliability.
Does access expire?
It depends on your plan. Trial gives you 1 week. Quarterly renews every 3 months. Premium renews yearly. Lifetime never expires. You can cancel anytime and keep access until the end of your billing period.
Why not buy tools separately?
If you're seriously researching a move to Japan, you'll use the Budget Calculator, Prefecture Finder, Hazard Score, and Neighbourhood Score at different stages of the process. Every plan gives you access to multiple tools — and Premium or Lifetime includes all 7 tools plus the weekly newsletter. One decision, everything covered.