“Yes” starts with “Why”

When people start looking for a property in Japan, I think they often begin with the wrong question

They look at what's available, what it costs, and how much space they can get.

I'd start somewhere else: What do you actually want the property to do for you?

I was thinking about this after meeting Bethany and Derek, a couple from California who recently bought a condo in Tokyo for their daughter Alyssa. She's starting a two-year Master's program at Waseda University, and they wanted her to have a place of her own while she studies.

But they had been thinking about buying property in Japan before Alyssa was accepted. Her plans gave them a reason to finally do something about it.

That made their search a little different from the usual hunt for an attractive property.

They already had a reason to be in Japan

Bethany and Derek's family had visited Japan before, and they were used to staying in hotels. They liked being here and had already considered owning a place of their own.

Alyssa's acceptance into Waseda changed the timing. Suddenly, they had a specific person to buy for, a real need to meet, and a deadline. The condo needed to be ready for her studies.

I think that's a useful place to start if you're considering buying property in Japan.

You don't necessarily need a grand plan to move here permanently or a detailed investment strategy. Maybe you want somewhere to stay during extended visits. Maybe you have family here. Maybe you're considering a future in Japan but aren't ready to make a permanent move.

Those are different reasons to buy, and they'll lead you toward different properties.

It's worth working out what you want before you start comparing listings. Otherwise, it's easy to spend hours looking at houses and apartments without knowing what you're actually looking for.

A small condo can make perfect sense

The condo Bethany and Derek chose is about 34 square metres / 365 square feet, with two separate rooms and a kitchen. It's compact, especially for a home that needs to accommodate occasional family visits.

They considered other properties, including larger ones. But more space came with compromises. One option involved a less convenient commute, while another condo didn't have an elevator.

For this family, convenient access to Alyssa's university and transportation mattered more than having extra room.

They were willing to give up space to make everyday life easier.

That sounds straightforward, but it's easy to lose sight of when you're searching for property. A larger home looks appealing in photographs. An extra room feels like a bonus. You can start comparing properties by the things you can see and count, even when those aren't the things that will make the biggest difference to your life.

For Alyssa, the location needed to work for getting to class and living in Tokyo. The second room could serve as a study or give her family somewhere to sleep when they visited. The interior was already renovated, so the family could focus on getting the home ready rather than taking on a major renovation project before the semester began.

The condo didn't have to meet every possible need. It had to meet the needs they actually had.

That's a much more useful way to compare properties than simply asking which one gives you the most for your money.

Buying the property was only part of the job

There's another detail from this family's experience that I think is worth considering.

After the purchase was complete, there was still plenty to do. Furniture and appliances needed to be arranged. Deliveries had to be coordinated. There were utilities to deal with, trash disposal instructions to understand, and even practical details like getting access to the mailbox sorted out.

Bethany and Derek were living in California. They couldn't simply pop over whenever something needed attention.

Their Home Steward, Ooyama-san, helped coordinate the setup.

I bring this up because the goal wasn't to own a condo in Tokyo. The goal was to have a home where Alyssa could live while studying.

Those aren't quite the same thing.

When you're considering an overseas property, think about what needs to happen between buying it and actually using it. The answer will depend on your plans. A furnished apartment you'll visit occasionally is different from an empty house that needs work before anyone can live there.

It's worth thinking about that part of the plan before you commit to a property.

What happens after the original plan?

Bethany mentioned something I liked about having their own place in Japan. Instead of booking another hotel whenever the family visited, they'd have somewhere that belonged to them.

Alyssa's studies are the immediate reason for buying the condo. Her younger sister might also want to study in Japan someday, although that's still only a possibility.

Nobody knows exactly how those plans will turn out. The condo may serve the family in ways they haven't thought of yet.

I wouldn't use that possibility to justify a purchase on its own. But if you're already considering buying, it's reasonable to ask whether the property could remain useful as your circumstances change.

You don't need to predict the next twenty years. Just be clear about what you need now, which compromises you're comfortable making, and whether the property might still serve a purpose if your plans change.

Before you decide which property to buy in Japan, decide what you want owning it to make possible.

That won't tell you which listing to choose. It will give you a much better idea of what to look for.

If you'd like to meet Bethany, Derek and Alyssa and see the condo for yourself, we filmed the family's story here.

[Watch Ep. 319: Bethany, Derek & Alyssa]