With a household income of ¥12 million,
what kind of condo can you buy in Kyoto City?

Bottom line: even at ¥12M income, do not start with “I can buy up to ¥100M”

A ¥12 million household income gives you many housing options, but price should not be determined by income alone. In central Kyoto condos, also consider management fees, repair reserves, property tax, parking, and future major repairs.The more financial assets you have, the more important it is not to max out borrowing capacity—keep liquidity and choose for property quality is often the more flexible approach.

Working backward from monthly payments: how large is a 35-year mortgage?

A simple illustration using Bank of Kyoto's September 2026 minimum rate, equal principal-and-interest payments, 35 years, and no bonus repayments. This is not an actual underwriting limit.

The figures above assume the interest rate does not change. Variable rates may rise in the future. Management fees, repair reserves, property tax, fire insurance, and other costs are additional.

Shimogyo, Nakagyo or Kamigyo: where does a ¥12M household have the most options?

In SHUJU consultations, Shimogyo is more about “how to buy” than “can I buy?”

In our actual consultations, some households considering a condo in Shimogyo have dual incomes above ¥12 million and substantial financial savings. This is not an income statistic for Shimogyo Ward; it is a pattern among our clients.

For this group, the more important question is not “how much down payment do I need to pass screening?” but how much cash to keep, whether to prioritize newer construction or more space, and how much weight to give future resaleability.

Around ¥60 million, Shimogyo often becomes a realistic comparison area

For example, combining roughly ¥60 million of borrowing with cash can put you above Shimogyo's median range. In central Nakagyo, the same total budget often requires trade-offs in size, age, or station distance; in Kamigyo, it is easier to preserve floor area or renovation headroom. These differences can matter more than income itself when choosing an area.

Why you should keep cash after the purchase

• Purchase closing costs
• Moving, furniture and appliances
• Renovation and equipment replacement
• Funds you expect to use within a few years, such as education costs
• Emergency reserve for lower income or higher interest rates

A larger down payment reduces the loan, but using up cash narrows your options after purchase. Households with financial assets should also compare scenarios where not all cash is put into the down payment.

If choosing Shimogyo for family life, check the school district at the same time as the property

Shimogyo has many condos, and assigned schools can change by town and lot number even within the same station area. Check the exact address before submitting a purchase application.

Open the Shimogyo elementary school district map →