Renting a Cheap Old House in Japan: Is It Worth It, and What Should You Check?
Should you rent a cheap old house in Japan? An analysis of the pros and cons of wooden apartments (アパート) and pre-1981 mansions, costs, and 7 practical steps for inspecting a property.
Aug 7, 2026·✍️ olablog·⏱ 13 min read
Should you rent a cheap old house in Japan? An analysis of the pros and cons of wooden apartments (アパート) and pre-1981 mansions, costs, and 7 practical steps for inspecting a property.
For Vietnamese people living and working in Japan—from international students, technical interns, and newly arrived engineers to young families—rent is always the largest monthly expense. When searching for a room on real estate websites, you have probably been tempted more than once by surprisingly cheap apartments costing only around 30.000 to 50.000 JPY/month while offering a fairly spacious layout. However, behind these attractive prices are often old wooden houses (アパート - apato) or apartment buildings (マンション - mansion) built before 1981. Is this a smart way to save money, or a trap that brings a long list of problems involving winter cold, noise, mold, and earthquake safety? This article from OlaChill takes a practical, detailed look at every aspect to help you make the right decision.
1. Why are cheap old houses so attractive to Vietnamese people in Japan?
There is no denying that cost is the main reason many people consider renting an old house. As of August 8/2026, the average rent for newer apartments or those built within the past 10 years in areas around Tokyo such as Saitama, Chiba, Kanagawa, and Tokyo’s outer wards ranges from approximately 70.000 – 95.000 JPY/month (11,2 – 15,2 million VND). Meanwhile, an old wooden house built 30–40 years ago in the same area may cost only around 35.000 – 55.000 JPY/month (5,6 – 8,8 million VND).
A difference of 30.000 to 40.000 JPY per month is substantial—equivalent to an entire month’s food budget or the money you send home to your family. Old houses also tend to have larger rooms than today’s extremely compact studios, giving you more comfortable living space.
However, the saying “you get what you pay for” often applies: the money saved on rent may be offset by winter heating bills, medical expenses caused by mold, or everyday inconveniences.
2. The two most common types of cheap old housing: Wooden Apartments (Apato) & Old Mansions
To evaluate a property properly, you first need to understand two housing categories that are especially common in Japan:
- Old wooden apartment (木造 アパート - mokuzo apato): A two-story building with a wooden frame. This is the cheapest type of housing on the market. Its advantage is that the management fee (管理費 - kanrihi) is very low or even 0, but its biggest disadvantages are extremely poor sound insulation (遮音 - shaon) and thermal insulation (断熱 - dannetsu).
- Old mansion (マンション - mansion): A building of 3 floors or more made of reinforced concrete (RC造 - tekkin konkurito zou) or a steel frame. Buildings whose construction permits were issued before 1/6/1981 fall under the old earthquake-resistance standard (旧耐震基準 - kyu-taishin kijun). Compared with wooden apartments, concrete mansions offer significantly better sound insulation, but rent is usually about 10.000 – 20.000 JPY/month higher.
Comparison of old wooden apartments, pre-1981 mansions, and new concrete apartments (RC)
(Actual average figures as of August 8/2026 in the suburbs of Tokyo / neighboring prefectures)
| Comparison criteria | Old wooden apartment (木造 アパート) | Pre-1981 old mansion (旧耐震) | New concrete mansion (新耐震 RC) |
|---|---|---|---|
| Average rent (1K/1R) | 35.000 – 50.000 JPY (~5,6 – 8,0 million VND) | 50.000 – 68.000 JPY (~8,0 – 10,9 million VND) | 75.000 – 100.000 JPY (~12,0 – 16,0 million VND) |
| Sound insulation (遮音) | Very poor (you can hear footsteps and neighbors’ TVs) | Average - Good | Very good (provides privacy) |
| Thermal insulation (断熱) | Very poor (freezing in winter, hot in summer) | Average | Good (saves on air-conditioning/heating costs) |
| Earthquake standard | Often poor (wooden frames deteriorate over time) | 旧耐震 standard (designed to withstand Shindo 5 earthquakes) | 新耐震 standard (designed to withstand Shindo 6-7 earthquakes) |
| Risk of mold (カビ) | High | Average (depending on the orientation) | Low (good ventilation systems) |
3. The 3 biggest risks of renting an old house that you need to know
Risk 1: Mold (カビ - kabi) and window condensation (結露 - ketsuro)
Because older construction methods often lacked standard insulation, the temperature difference between the inside and outside of the room in winter causes heavy condensation to form on window glass and walls (the 結露 - ketsuro phenomenon). If you do not wipe it away every day, mold (カビ - kabi) can spread rapidly in corners, behind wardrobes, and beneath tatami mats (畳 - tatami).
Mold not only seriously harms the respiratory system and can easily trigger allergies, but may also result in a large compensation bill when you move out because of damage to the walls and flooring.
Risk 2: The old earthquake-resistance standard (旧耐震基準 - kyu-taishin kijun)
Buildings whose construction permits were issued before 1/6/1981 were designed under the old earthquake-resistance standard (旧耐震 - kyu-taishin). Their structural strength was designed to prevent collapse during earthquakes measuring Shindo 5, or moderate-intensity shaking.
By contrast, the new standard (新耐震基準 - shin-taishin kijun), introduced after 6/1981, requires buildings to remain standing during strong earthquakes measuring Shindo 6 to Shindo 7. Japan experiences earthquakes frequently, so living in a property built to the old standard can mean noticeably stronger shaking and anxiety whenever tremors occur.
Risk 3: Soaring utility bills due to poor insulation (断熱 - dannetsu)
Many people assume that renting a home that is 20.000 JPY/month cheaper means saving 20.000 JPY. In reality, it is not always that simple! When an old wooden house lacks adequate insulation, indoor temperatures in winter can fall close to 0–5 degrees C. You may be forced to run the air conditioner or heater continuously 24/7.
As of August 8/2026, electricity prices in Japan remain fairly high. Winter electricity bills for a poorly insulated wooden house can jump to 15.000 – 22.000 JPY/month (~2,4 – 3,5 million VND), 2-3 times higher than in a well-insulated concrete apartment. As a result, the actual savings can be significantly reduced.
4. Initial costs when renting an old house (As of August 8/2026)
Even with a cheap old house, you still need to prepare the initial costs (初期費用 - shoki hiyou), which include several expenses specific to Japanese real estate.
| Fee (Japanese & Romaji) | Details | Typical cost (August 8/2026) |
|---|---|---|
| 敷金 (shikikin) | Security deposit (partially refunded when you move out after cleaning costs are deducted) | 0 – 1 month’s rent |
| 礼金 (reikin) | Key money / payment to thank the landlord (non-refundable) | 0 – 1 month’s rent (Usually 0円 for old houses) |
| 仲介手数料 (chukai tetsuryo) | Service fee for the real estate agency | 0.5 – 1 month’s rent + 10% consumption tax |
| 保証会社保証料 (hosho kaisha hoshoryo) | Guarantor company fee (required if you do not have a Japanese guarantor) | 50% – 100% of the first month’s rent |
| 火災保険料 (kasai hokenryo) | Mandatory fire insurance (valid for 2 years) | 15.000 – 22.000 JPY (~2,4 – 3,5 million VND) |
| 鍵交換代 (kagi kokandai) | Fee for replacing the locks for security purposes | 12.000 – 22.000 JPY (~1,9 – 3,5 million VND) |
| 前家賃 (mae yachin) | Rent paid in advance for the first month | 1 month’s rent (plus a daily prorated amount) |
Money-saving tip: With an old or long-vacant property, the landlord is usually eager to find a tenant. Through the real estate agency, you can often negotiate to have the 礼金 (reikin) waived or request Free Rent (フリーレント) (0.5 to 1 month of free rent at the beginning of the lease).
5. A 7-step practical inspection checklist (Naikan) for viewing an old house
When viewing a property in person (内見 - naikan), do not be distracted by a freshly painted appearance. Bring the following practical 7-point checklist:
1. Check the corners, ceiling, and odors (カビ - kabi)
Run your hand along the wall near the windows, open the closet (押入れ - oshiire), and check the cabinet beneath the kitchen sink. Dark stains, peeling wallpaper, or a strong damp, musty smell are signs of water seepage or poor ventilation.
2. Test the window seals and check the noise level (遮音 - shaon)
Close the windows tightly and stand quietly in the room for 2-3 minutes to listen to traffic outside. Gently push the window frame to see whether there are any gaps. Windows in old wooden apartments are often misaligned, allowing cold drafts in during winter.
3. Check the water pressure and drainage (排水 - haisui)
Run the water in the sink, bathtub, and toilet. Turn the faucet on fully to see whether the water pressure is strong enough. Put your nose near the sink to check for unpleasant odors rising from the drain.
4. Check the electrical panel capacity (アンペア - ampere)
Look at the main electrical panel (分電盤 - fundenban) near the entrance to see how many Amperes it supports. Old houses in Japan often have only 20A or 30A service. If you run the air conditioner, induction stove, and hair dryer at the same time, the breaker may trip repeatedly. Ask the agent whether it can be upgraded to 40A free of charge.
5. Observe the garbage area (ゴミ置き場 - gomi okiba) & mailbox (ポスト - posuto)
The building’s shared garbage area reflects the habits of the surrounding residents. If garbage is dumped carelessly or not sorted, and the mailbox is stuffed with old, damaged advertising flyers, you are more likely to encounter noise problems or inconsiderate neighbors.
6. Check the manufacturing year of included appliances
Check the labels on the air conditioner (エアコン - eakon) and water heater. If the air conditioner was manufactured before 2010, it will consume a lot of electricity and cool or heat the room very slowly. Ask the landlord to replace it before signing the contract.
7. Check the condition of the tatami mats (畳 - tatami) or wooden flooring (フローリング - flooring)
If the room is Japanese-style (和室 - washitsu) and has tatami mats, walk around to see whether the floor feels sunken or uneven. If the mats are yellowed and frayed, negotiate to have them replaced (畳替え - tatamikae) before moving in.
6. Advice: When SHOULD you accept the trade-off and rent, and when should you AVOID it?
YOU SHOULD RENT A CHEAP OLD HOUSE IF:
- You live alone and your top priority is saving money for school, building up savings to send home, or covering your initial living expenses.
- You spend most of the day at school or work and only return home to sleep.
- The property is in an extremely convenient location: less than 7 minutes on foot from a station and near affordable supermarkets (Gyomu Super, Don Quijote), helping you save on transportation and food.
- The old wooden house has been extensively renovated (リフォーム - reform), with a modern bathroom and toilet.
YOU SHOULD AVOID IT AND CHOOSE A BETTER APARTMENT IF:
- You are moving to Japan with a family that includes young children or elderly people, who need a quiet, warm, and completely safe environment.
- You are extremely sensitive to noise (footsteps from the floor above, TVs, and conversations from neighboring rooms could keep you awake).
- You have a history of allergies, sinusitis, or asthma, as old houses easily accumulate dust and mold.
7. Frequently asked questions
Q. Is the old earthquake-resistance standard (旧耐震 - kyu-taishin) really dangerous enough that I should avoid living in such a building?
Answer: In reality, many concrete buildings built before 1981 have undergone seismic reinforcement inspections and work (耐震補強 - taishin hokyo). However, if it is an old wooden-frame house that has not been reinforced, it is likely to deform more during major tremors. If you are concerned, choose a reinforced-concrete apartment built after 6/1981 (新耐震) for greater peace of mind.
Q. Can I install thermal insulation film on the windows or attach soundproofing foam to the walls myself?
Answer: Yes, but you must choose vacuum-adhesive or water-applied materials, not permanent adhesive. When you move out, you are responsible for restoring the property to its original condition (原状回復 - genjo kaifuku). If you peel the paint or wallpaper (クロス - kurosu), your entire 敷金 (shikikin) deposit may be withheld, or you may have to pay additional compensation.
Q. Can I complete the rental process for an old house if I do not yet have a residence card (在留カード - zairyu card) or certificate of residence (住民票 - juminhyo)?
Answer: In most cases, real estate agencies and guarantor companies (保証会社 - hosho kaisha) require you to provide copies of your 外国人登録 / 在留カード and 住民票 when signing the official contract. However, you may still submit an application to reserve the property (using visa approval documents, a school admission letter, or an employment contract) before flying to Japan.
Q. How long do rental contracts for old houses in Japan usually last? Is there a penalty for canceling early?
Answer: Standard rental contracts in Japan usually last 2 years. If you move out before 1 year has passed under a contract with an early-cancellation clause (短期解約違約金 - tanki kaiyaku iyakukan), you may be charged a penalty of 1 to 2 months’ rent. Read this clause carefully before signing.
8. Conclusion & Recommended articles
Renting a cheap old house in Japan is a practical trade-off: you get significantly lower fixed monthly costs and more generous living space, but in exchange you must accept reduced thermal insulation, weaker soundproofing, and a less attractive appearance. If you are young, flexible, and know how to equip the property with heat-blocking curtains and a dehumidifier, this can be an excellent way to build your finances during your first years in the Land of the Rising Sun.
For more practical information about daily life and to feel confident handling procedures in Japan on your own, be sure to check out these useful articles on our platform:
- Get the latest daily-life tips and reliable room-hunting advice at OlaChill Blog
- Learn more about the room-hunting and real estate contract process in A-Z Guide to Renting a House in Japan
- Explore Japanese culture and plan a relaxing weekend with our Day Tours from Tokyo
- Visit the OlaChill homepage so you never miss the latest information shared with the Vietnamese community in Japan!
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