Osaka and Kyoto are among the most popular cities in Japan for overseas buyers looking for a vacation home rather than an investment property. Easy international access, rich culture, and relatively affordable real estate make them ideal bases for extended stays in Japan.

While buying property in Japan is straightforward—even for non-residents—the true cost of owning a vacation home goes beyond the purchase price. Understanding taxes, fees, and ongoing expenses is especially important if you plan to spend long periods outside Japan.

This guide explains what overseas vacation-home buyers should realistically expect when purchasing property in Osaka or Kyoto.

1. Upfront Costs When Buying a Vacation Home in Kansai

Most buyers should budget approximately 6–10% of the purchase price for upfront costs.

Even though Osaka and Kyoto properties are often more affordable than Tokyo, these costs remain the same nationwide and should be planned for from the start.

🏷️ Real Estate Agent Fee

Agent fees are regulated across Japan.

• Up to 3% of the purchase price + ¥60,000, plus 10% consumption tax

For vacation-home buyers, this is often the largest non-tax cost and is paid only once at purchase.

📄 Stamp Duty

Stamp duty is applied to the sales contract.

• Usually ¥10,000–¥60,000
• Paid at contract signing

This is a minor cost but still part of the legal process.

🏢 Registration & License Tax

This tax applies when registering ownership in your name.

• Based on the assessed value, not the market price
• Reduced rates often apply for residential use

In Osaka and Kyoto, assessed values—especially for older or smaller properties—can be surprisingly low.

✍️ Judicial Scrivener Fee

A judicial scrivener handles title transfer and registration.

• Typically ¥80,000–¥150,000
• Required even if you purchase remotely

For overseas buyers, this professional plays a key role in ensuring secure ownership.

🧾 Real Estate Acquisition Tax

This tax is billed several months after the purchase, which catches many vacation-home buyers off guard.

• Based on assessed value
• Residential reductions often apply
• Issued by the prefectural government

It’s important to set aside funds in advance so this bill doesn’t arrive as an unpleasant surprise.

2. Ongoing Costs of Owning a Vacation Home

Vacation-home owners tend to prioritize low maintenance and predictability, especially when the property sits vacant for part of the year.

🏠 Fixed Asset Tax (Property Tax)

Paid annually to the local municipality.

• Roughly 1.4% of assessed value
• Assessed values are usually well below purchase prices

This makes annual property tax in Osaka and Kyoto relatively reasonable for most vacation homes.

🏙️ City Planning Tax

Applies in designated urban areas.

• Up to 0.3% of assessed value
• Common in central Osaka and most of Kyoto City

Usually billed together with property tax.

🏢 Condominium Management & Repair Fees

Many vacation-home buyers choose condominiums for ease of ownership.

Monthly fees typically include:

• Building cleaning and maintenance
• Elevator and security upkeep
• Long-term repair reserve contributions

These fees ensure the property remains well maintained even when you are overseas.

🔧 Utilities & Minimal Maintenance

Even when vacant, owners should budget for:

• Basic utilities
• Internet
• Occasional inspections or cleaning

These small but recurring costs help prevent issues during long absences.

3. Special Considerations for Overseas Vacation-Home Owners

🌍 Tax Agent Requirement

Non-resident owners must appoint a tax agent in Japan, even if the property is not rented out.

This agent receives tax notices and handles communication with local authorities in Osaka or Kyoto.

🔐 Remote Ownership & Escrow

Because many vacation-home buyers purchase from overseas:

• Contracts are often signed remotely
• Funds are transferred internationally
• Escrow services provide security and transparency

This is especially important when you are not physically present in Japan.

💱 Currency Exchange Costs

Large international transfers may involve:

• Bank fees
• Exchange rate fluctuations
• Timing risks

Planning transfers carefully can reduce unnecessary costs.

4. Example Cost Breakdown: Osaka Vacation Condo

Example: ¥50,000,000 condominium in Osaka

Item	Estimated Cost
Real estate agent fee	¥1,716,000
Stamp duty	¥30,000
Registration & license tax	¥280,000–¥320,000
Judicial scrivener (bilingual)	¥120,000–¥200,000
Real estate acquisition tax	¥500,000–¥600,000
Total upfront costs	~¥2.6M–¥3.0M

Annual ownership costs would include property tax, city planning tax, and monthly management fees.

Final Thoughts

Buying a vacation home in Osaka or Kyoto can be deeply rewarding—but only when the full cost of ownership is clearly understood.

For overseas buyers who spend part of the year outside Japan, clarity, predictability, and reliable local support are essential. Understanding taxes, fees, and ongoing expenses allows you to enjoy your home with peace of mind—rather than worrying about unexpected bills.