GUIDE
Where do you start with a custom home in Osaka? Guide rates: wood ¥700k–1.2M, RC ¥1.2–1.9M per tsubo (shell, pre-tax); the total adds ancillary works and fees. Design to handover runs 14–24 months. This page is the reading-order entrance to the whole journey.
As a guide the tsubo rate is wood ¥700k–1.2M and RC ¥1.2–1.9M (shell, pre-tax). Add ancillary work (15–20%) and fees (7–10%) for the total. Here's cost, timeline, land and choosing a firm — from a local builder.
Overall (design to handover) guide: wood 12–18 months, RC estates 14–24, commercial buildings 18–30, hotels 24–36 — roughly 4–8 months of design plus 8–18 months of construction.
Yes. Owning land and buildings requires no residence status, and property taxes are the same as for residents. Mortgage terms depend heavily on your residence status: permanent residents borrow on much the same terms as Japanese nationals (Flat 35 included), work-visa holders face fewer lenders and higher down payments, and non-residents living abroad generally cannot use a domestic mortgage, so cash or home-country financing is the realistic route.
“Per-tsubo” covers the building shell only. The real total adds ancillary work and soft costs.
| Cost item | Share of total | What it covers |
|---|---|---|
| Main construction (shell) | 70–80% | structure, interior/exterior finish, fixed equipment |
| Ancillary work | 15–20% | site work, ground improvement, utilities, demolition |
| Soft costs | 7–10% | design/supervision, permits, registration, tax, contingency |
The standard flow from land survey to handover (12–24 months total, depending on structure).
| Stage | Guide duration | What the owner does |
|---|---|---|
| Land survey | 2–4 weeks | share site docs, budget, requirements |
| Schematic design | 1–2 months | decide layout, style, scale |
| Detailed design | 2–4 months | finalise structure, systems, spec |
| Building confirmation | 1–2 months | await review and corrections |
| Construction | 8–18 months | review progress and changes |
| Completion inspection | 1–2 weeks | inspection, snag list |
| Handover | about 1 week | receive keys, documents, warranty |
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