Management Fees + Repair Reserve Funds Up 44% in 6 Years; Averaging Approximately 52,000 Yen per Month for 70㎡ in 2025
A survey by Sakura Jimusho Inc. reveals that the total of management fees and repair reserve funds for new condominiums in Tokyo's 9 central wards increased by 43.9% over six years, reaching approximately 52,000 yen per month (for a 70㎡ unit) in 2025. This pace of increase significantly surpasses that of rising mortgage interest rates, warning of a substantial increase in often overlooked 'other housing costs' for buyers.
📋 Article Processing Timeline
- 📰 Published: May 13, 2026 at 19:00
- 🔍 Collected: May 13, 2026 at 10:31
- 🤖 AI Analyzed: May 14, 2026 at 06:01 (19h 29m after Collected)
Expert in individual real estate consulting and home inspection, and condominium management association consulting, "Real Estate Master" Sakura Jimusho Inc. (Shibuya-ku, Tokyo / President: Naoya Yamamoto), conducted an independent survey and compilation of initial management fees and repair reserve fund settings for new condominiums sold by the Major Seven developers in Tokyo's 9 central wards (Chiyoda, Chuo, Minato, Shibuya, Shinjuku, Meguro, Shinagawa, Setagaya, Koto) between 2019 and 2025. Please feel free to contact us for inquiries or interview requests regarding this matter.
New Condominium Maintenance Costs Up 40% in 6 Years, Outpacing Interest Rate Hikes
Transition of average monthly management fees and repair reserve funds per square meter for new condominiums by year of sale (calculated by Sakura Jimusho)
Average management fee in 2025: 519.3 yen per square meter (approx. 36,000 yen per month for 70㎡). +35.9% compared to 2019.
Average repair reserve fund: 221.5 yen per square meter. +67.2% compared to 2019.
Total management fees + repair reserve funds: 740.8 yen per square meter (approx. 52,000 yen per month for 70㎡). +43.9% compared to 2019.
Highest management fee: 752 yen/㎡ in Chiyoda Ward (over 50,000 yen per month for a 70㎡ unit in management fees alone).
Rising at a pace significantly exceeding the repayment increase caused by a 0.25% hike in variable housing loan interest rates.
While housing loan repayments tend to be a frequent topic, the increase in management fees and repair reserve funds significantly exceeds the repayment increase from a 0.25% variable interest rate hike. Compared to a time when the "total of management fees + repair reserve funds" was around 30,000 yen, today's management fees alone are approaching that level. The "other housing cost" often overlooked by buyers is quietly changing household finances.
【Trial Calculation Overview】
・Subject: New condominiums sold by Major Seven developers in Tokyo's 9 central wards (Chiyoda, Chuo, Minato, Shibuya, Shinjuku, Meguro, Shinagawa, Setagaya, Koto) between 2019 and 2025.
・Period: May 2026
・Organizer: Sakura Jimusho Inc.
Is the rise in repair reserve funds "optimization" or "transfer of construction costs"? Early verification after purchase is key.
The average repair reserve fund rose by approximately 67.2% from 132.5 yen in 2019 to 221.5 yen in 2025. There are two aspects to this background.
Aspect of optimization: Initial setting amounts are being raised in preparation for future large-scale repairs, based on Ministry of Land, Infrastructure, Transport and Tourism guidelines.
Aspect of concern: In cases where it merely represents the transfer of soaring construction and labor costs, the risk of future fund shortages remains unchanged.
President Naoya Yamamoto points out, "You cannot be complacent just because the initial setting amount has increased. Individual verification of the long-term repair plan is indispensable." Along with understanding the content of the management consignment contract, confirmation as early as possible after completion is the first step to protecting asset value.
Experts Explain! What New Condominium Buyers and Management Associations Should Do
Naoya Yamamoto, President and CEO, Sakura Jimusho Inc.
Verify the long-term repair plan early after completion and assess the validity of its content.
Understand whether there is a discrepancy between the content of the management consignment contract and the actual situation.
Simulate future trends of management fees and repair reserve funds alongside housing loans.
Click here for Sakura Jimusho's "Free Diagnosis of Long-Term Repair Plans."
About Sakura Jimusho Inc.
Sakura Jimusho Inc. (Shibuya-ku, Tokyo / President: Naoya Yamamoto) is the industry's first comprehensive real estate consulting firm for individuals, operating with the philosophy of "pursuing happier relationships between people and real estate and passing on a rich and beautiful society to the next generation." Established in 1999 by real estate consultant Osamu Nagashima. From an impartial standpoint, it offers "Real Estate Master Services" providing housing diagnostics (home inspections) free from conflicts of interest, consulting for condominium management associations, and various advice regarding real estate purchases, with over 78,000 successful cases.
New Condominium Maintenance Costs Up 40% in 6 Years, Outpacing Interest Rate Hikes
Transition of average monthly management fees and repair reserve funds per square meter for new condominiums by year of sale (calculated by Sakura Jimusho)
Average management fee in 2025: 519.3 yen per square meter (approx. 36,000 yen per month for 70㎡). +35.9% compared to 2019.
Average repair reserve fund: 221.5 yen per square meter. +67.2% compared to 2019.
Total management fees + repair reserve funds: 740.8 yen per square meter (approx. 52,000 yen per month for 70㎡). +43.9% compared to 2019.
Highest management fee: 752 yen/㎡ in Chiyoda Ward (over 50,000 yen per month for a 70㎡ unit in management fees alone).
Rising at a pace significantly exceeding the repayment increase caused by a 0.25% hike in variable housing loan interest rates.
While housing loan repayments tend to be a frequent topic, the increase in management fees and repair reserve funds significantly exceeds the repayment increase from a 0.25% variable interest rate hike. Compared to a time when the "total of management fees + repair reserve funds" was around 30,000 yen, today's management fees alone are approaching that level. The "other housing cost" often overlooked by buyers is quietly changing household finances.
【Trial Calculation Overview】
・Subject: New condominiums sold by Major Seven developers in Tokyo's 9 central wards (Chiyoda, Chuo, Minato, Shibuya, Shinjuku, Meguro, Shinagawa, Setagaya, Koto) between 2019 and 2025.
・Period: May 2026
・Organizer: Sakura Jimusho Inc.
Is the rise in repair reserve funds "optimization" or "transfer of construction costs"? Early verification after purchase is key.
The average repair reserve fund rose by approximately 67.2% from 132.5 yen in 2019 to 221.5 yen in 2025. There are two aspects to this background.
Aspect of optimization: Initial setting amounts are being raised in preparation for future large-scale repairs, based on Ministry of Land, Infrastructure, Transport and Tourism guidelines.
Aspect of concern: In cases where it merely represents the transfer of soaring construction and labor costs, the risk of future fund shortages remains unchanged.
President Naoya Yamamoto points out, "You cannot be complacent just because the initial setting amount has increased. Individual verification of the long-term repair plan is indispensable." Along with understanding the content of the management consignment contract, confirmation as early as possible after completion is the first step to protecting asset value.
Experts Explain! What New Condominium Buyers and Management Associations Should Do
Naoya Yamamoto, President and CEO, Sakura Jimusho Inc.
Verify the long-term repair plan early after completion and assess the validity of its content.
Understand whether there is a discrepancy between the content of the management consignment contract and the actual situation.
Simulate future trends of management fees and repair reserve funds alongside housing loans.
Click here for Sakura Jimusho's "Free Diagnosis of Long-Term Repair Plans."
About Sakura Jimusho Inc.
Sakura Jimusho Inc. (Shibuya-ku, Tokyo / President: Naoya Yamamoto) is the industry's first comprehensive real estate consulting firm for individuals, operating with the philosophy of "pursuing happier relationships between people and real estate and passing on a rich and beautiful society to the next generation." Established in 1999 by real estate consultant Osamu Nagashima. From an impartial standpoint, it offers "Real Estate Master Services" providing housing diagnostics (home inspections) free from conflicts of interest, consulting for condominium management associations, and various advice regarding real estate purchases, with over 78,000 successful cases.