Buying the House Was the Easy Part

Most people assume the hard part of buying a home in Japan is finding one.

For Adrienne and Zealous, that turned out to be the easy part.

A year and a half ago, they purchased an older home in Kyoto for about $80,000.

On paper, it looked like a typical renovation project: an 88-square-meter house in a historic neighborhood near Tofukuji Station, about a 12-minute taxi ride from Kyoto Station.

The real challenge began after the keys changed hands.

Managing a major renovation is difficult even when you live nearby.

Adrienne and Zealous did it from California.

Quick Look

• Location: Higashiyama, Kyoto

• Purchase Price: Approx. $80,000 USD

• Size: 88 sqm

• Access: Near Tofukuji Station, about 12 minutes by taxi from Kyoto Station

• Estimated Age: Originally believed to date from the 1960s, later found to likely be from around 1929

Instead of handing the project to a single company and hoping for the best, they spent time interviewing renovation firms until they found a designer and contractor whose approach matched their own.

They relied on drawings, translated documents, regular communication, and periodic trips to Japan.

They also accepted something many buyers struggle with:

Not every decision can be made before demolition begins.

That mattered because the house was hiding surprises.

Once walls and ceilings were opened, the team discovered the building was likely several decades older than anyone had believed.

Water flowing beneath the house forced construction to pause until the team could monitor how it behaved through Kyoto's rainy season.

Those discoveries added time and cost, yet they also explain why experienced old-house specialists are so valuable.

A renovation budget is not simply paying for finishes.

Much of it goes toward solving problems that are impossible to see during a viewing.

The finished home reflects those decisions.

A custom-built kitchen replaced a standard unit.

The upstairs kitchen became a quiet tatami listening room.

Removing the drop ceilings revealed the original roof structure, turning what had once felt cramped into one of the home's defining architectural features.

Even details like a handmade ceramic bathtub and locally produced washi tatami, a modern alternative to traditional rush-grass mats that's more resistant to moisture, insects, and long periods without use, weren't chosen for luxury alone.

They were selected because they fit how the owners actually plan to use the house over many years.

One detail is worth emphasizing because it's easy to misunderstand:

AkiyaHub helped Adrienne and Zealous purchase the property.

The renovation itself was managed directly between the homeowners, their designer, and their contractor.

That distinction matters because successful projects depend on building the right local team, maintaining clear communication, and trusting experienced professionals to solve problems as they appear.

In this episode, Adrienne and Zealous return to the Kyoto home they purchased a year and a half ago to reveal the finished renovation, compare the dramatic before-and-after transformation, and explain, alongside the designer and contractor who brought their vision to life, what it really took to manage a complex renovation from the United States.

If you'd like to see the transformation for yourself, along with the story of how they assembled the right team, navigated unexpected structural discoveries, and turned an aging Kyoto house into a deeply personal retreat, the full video offers an honest look at what happens after the purchase is complete.

Watch the video here – The 1920s Kyoto House Everyone Said Was Too Old to Fix

Adrienne and Zealous's experience raises many of the same questions international buyers have when considering older homes in Japan.

If you'd like to explore those topics further, these guides are a great place to continue:

• Learn what it takes to buy and restore historically significant homes in Japan, including the permissions, responsibilities, and opportunities that come with preserving cultural properties – Renovating History: Buying Culturally Designated Homes in Japan

• Browse our complete library of guides covering everything from buying and renovating to taxes, visas, ownership, and life after the purchase – All Your Japan Property Questions, Answered!

At the same time, this isn't a cautionary tale.

It's an example of what becomes possible when expectations are realistic, communication is strong, and everyone involved understands that buying the property is only the first milestone.

Some homes are memorable because of what they cost.

This one is memorable because of what it became.