Global Major Cities Guide

Sections

1. Types of Housing in Kyoto

Kyoto offers a variety of housing options, ranging from traditional Japanese homes to modern apartments. Here are the main types:

a. Apartments (アパート or マンション)

Apāto (アパート): These are typically small, low-rise buildings (1-3 stories) made of wood or lightweight steel. They are more affordable but may lack soundproofing and modern amenities.
Manshon (マンション): These are more modern, high-rise buildings made of reinforced concrete. They often include better insulation, security features, and amenities like elevators.

b. Traditional Machiya (町家)

Kyoto is famous for its machiya, traditional wooden townhouses with sliding doors, tatami flooring, and inner courtyards. These homes are ideal for those seeking an authentic Kyoto experience but may require more maintenance and come with higher costs.
Many machiya have been renovated for modern living, but they still retain their historical charm.

c. Detached Houses (一戸建て, Ikkodate)

Detached houses are available in suburban areas or on the outskirts of Kyoto. These are ideal for families or those seeking more space and privacy.

d. Share Houses

Share houses are communal living spaces where residents share common areas like kitchens and bathrooms. These are popular among students, young professionals, and short-term visitors.

e. Guesthouses and Monthly Rentals

For short-term stays, guesthouses or monthly rental apartments are common. These are often fully furnished and cater to tourists or temporary residents.

2. Average Rental Costs in Kyoto

Rental costs in Kyoto vary depending on the type of housing, location, and size. Below are approximate monthly rental costs:

Studio/1K Apartment (20-30 sqm): ¥50,000–¥80,000
1LDK/2DK Apartment (40-60 sqm): ¥80,000–¥120,000
Machiya (Traditional Townhouse): ¥150,000–¥300,000+
Detached House (Suburban Areas): ¥100,000–¥200,000+
Share House (Private Room): ¥30,000–¥60,000

Key Factors Affecting Rent:

Proximity to City Center: Areas like Gion, Kawaramachi, and Kyoto Station are more expensive.
Access to Public Transport: Properties near subway stations or bus routes command higher rents.
Condition and Age of the Property: Newer or renovated properties are pricier.

3. The Process for Renting a Home in Kyoto

Renting a home in Japan involves several steps and unique cultural practices. Here’s a breakdown:

a. Finding a Property

Use real estate websites like Suumo, Homes.co.jp, or GaijinPot (for English speakers).
Visit local real estate agencies (不動産屋, Fudōsan-ya). Many agencies specialize in specific neighborhoods.

b. Required Documents

Passport
Residence Card (在留カード, Zairyū Kādo)
Proof of Employment or Income (e.g., pay slips, employment contract)
Guarantor Information (see below)

c. Key Money and Fees

Key Money (礼金, Reikin): A non-refundable "gift" to the landlord, typically 1-2 months’ rent.
Deposit (敷金, Shikikin): Refundable, usually 1-2 months’ rent, minus cleaning/repair costs.
Agency Fee (仲介手数料, Chūkai Tesūryō): One month’s rent, paid to the real estate agent.
Guarantor (保証人, Hoshōnin): A Japanese citizen or guarantor company is often required to co-sign the lease.

d. Lease Terms

Standard leases are for 2 years, with an option to renew (renewal fees may apply).
Utilities (electricity, water, gas) are usually not included in the rent.

e. Move-In Process

Once the lease is signed, you’ll need to set up utilities and register your new address at the local ward office (区役所, Kuyakusho).

4. Buying a Home in Kyoto

Buying property in Kyoto is a more complex process, especially for foreigners. Here’s what you need to know:

a. Can Foreigners Buy Property?

Yes, there are no restrictions on foreigners buying property in Japan. However, financing can be challenging without permanent residency or a stable income in Japan.

b. Costs of Buying Property

Machiya or Detached House: ¥20 million–¥100 million+ (depending on location and condition)
Condominium (マンション): ¥10 million–¥50 million+

c. Additional Costs

Agent Fees: 3% of the purchase price + ¥60,000
Registration Tax: 0.4–2% of the property value
Property Tax: 1.4% annually
Renovation Costs: If buying a machiya, renovation costs can be significant.

d. Financing

Japanese banks may offer mortgages to foreigners with permanent residency or long-term work visas. A down payment of 10-20% is typically required.

5. Cultural Differences and Local Norms

Living in Kyoto comes with unique cultural considerations:

a. Noise and Privacy

Japanese culture values quietness and respect for neighbors. Avoid loud noises, especially at night.

b. Waste Disposal

Kyoto has strict garbage sorting rules. You’ll need to separate burnable, non-burnable, and recyclable waste and follow the local collection schedule.

c. Traditional Homes

If renting a machiya, be prepared for seasonal challenges like cold winters (limited insulation) and humid summers.

d. Shoes Indoors

Always remove your shoes before entering a home. Many homes have a genkan (entryway) for this purpose.

6. Proximity to Key Areas in Kyoto

Kyoto is divided into several districts, each with its own character and attractions. Here’s a quick guide:

a. Central Kyoto (Downtown)

Areas: Kawaramachi, Shijo, Karasuma
Attractions: Nishiki Market, Pontocho Alley
Housing: Modern apartments, higher rents
Best For: Professionals, nightlife, shopping

b. Eastern Kyoto

Areas: Gion, Higashiyama
Attractions: Kiyomizu-dera, Yasaka Shrine
Housing: Traditional machiya, tourist-heavy
Best For: Cultural enthusiasts, proximity to temples

c. Northern Kyoto

Areas: Kita-ku, Sakyo-ku
Attractions: Kinkaku-ji, Kyoto Botanical Gardens
Housing: Suburban homes, quieter neighborhoods
Best For: Families, nature lovers

d. Southern Kyoto

Areas: Fushimi, Yamashina
Attractions: Fushimi Inari Taisha, sake breweries
Housing: Affordable apartments, suburban homes
Best For: Budget-conscious residents

e. Western Kyoto

Areas: Arashiyama, Ukyo-ku
Attractions: Bamboo Grove, Togetsukyo Bridge
Housing: Detached houses, scenic views
Best For: Nature lovers, relaxed living

7. Tips and Things to Watch Out For

Language Barrier: Many landlords and agencies only speak Japanese. Consider hiring a bilingual agent or using English-friendly platforms.
Earthquake Preparedness: Ensure your home is earthquake-resistant, especially if renting an older property.
Heating and Cooling: Many homes lack central heating. Invest in a good air conditioner or space heater.
Commuting: Kyoto’s public transport is excellent, but living near a subway or bus stop will make daily life easier.

By understanding these aspects of housing in Kyoto, you’ll be well-prepared to find a home that suits your needs and lifestyle. Whether you’re drawn to the city’s rich history or its modern conveniences, Kyoto offers a unique living experience that blends the best of both worlds.