Costs / kominka renovation in Toyama

What does it cost to fix a kominka?

The figures and schedules of three projects we actually did in Toyama, as they are. Not just ranges — what each one cost, and on what.

Kominka renovation costs vary greatly with the building's condition and how far you go. Here are the construction costs of three projects in Toyama and a guide by area of work, so you can rough out a budget. All figures are construction only, excluding land, building, registration, taxes and other fees.

What it actually cost (three projects in Toyama)

Opened as a minpaku (4 months) ¥9M Living space + insulation and underfloor heating (2 months) ¥9M Full renovation of both floors (2 months) ¥8M Four months and two months, both ¥9 million. Length of work and cost are not proportional
Case 01Kominka opened as a minpaku guesthouse: the stairwell with exposed beams (after)
→ See this project in detail (Case 01)
Case 02Kitchen and tatami room as one open living space (after)
→ See this project in detail (Case 02)
Case 03The tatami room as a Western-style room with a TV unit (after)
→ See this project in detail (Case 03)

The two-month second project and the four-month first cost the same. Length of work and cost are not proportional; what you spend on decides it.

Guide by area of work (budget breakdown)

  • Spot repairs (a leak, inner windows, one bathroom)from a few hundred thousand yen
  • Insulation (inner windows, underfloor, ceiling / whole house)¥2–5 million
  • Seismic reinforcement (walls, hardware, foundation)¥2.5–7 million
  • Re-roofing (tiles, snow measures)¥2–4.5 million
  • Full plumbing set (bathroom, kitchen, toilet)¥3–6 million
  • Full renovation (130–200 ㎡)¥15–30 million

How to think about the cost of levelling or righting a leaning house is covered separately in Can a leaning house be fixed?.

Where costs tend to grow in a Toyama kominka

  • The roof. Built to carry snow, so the area to re-roof tends to be larger than elsewhere in Honshu
  • Insulation. Stopping the winter chill takes the underfloor and ceiling, not just inner windows
  • Foundations. With posts on stones, keeping or reinforcing them makes a big difference
  • Where the plumbing is. Often on the cold north side; moving it means pipework
  • Windbreak trees. In the scattered villages of Tonami and Nyuzen, felling or pruning can be an extra cost
  • Water, sewer and septic tank. Rural houses may need a connection or replacement

To keep the budget down

The most effective move is to shrink the area you live in. Instead of fixing all 130 ㎡, insulate and live on the ground floor and leave upstairs for later. That nearly halves the cost. We recommend it to anyone with a house that is too big.

FAQ

Is the estimate free?＋−

The site survey and the rough estimate are free, and there is no charge if you decline. Fees begin when we move into detailed design.

Why such a wide range?＋−

Because it depends on the building's condition and how far you go. Foundations, the roof and termite damage in particular cannot be confirmed until opened up. At the estimate stage we flag the items that could go up.

Can I use a loan?＋−

A renovation loan, or a mortgage that also covers the purchase, may be available. Banks treat old buildings differently, so talk to us once you have a house in mind.

Honest numbers

A free rough estimate for your house.

No drawings needed. From a location and photos we give a range including insulation and seismic work.

Request a rough estimate Message us on LINE

Projects, and how to think about cost.

We publish construction periods and costs. See the before-and-after photos too.

Renovation in detail → Selling a vacant house →

Written by Tatsumasa Nakamura, Hokuriku Homes Updated

Phone9:00–17:00 LINEAsk with photos Free quoteTakes 1 minute
LINEChat