moving to japan in one month [Archive]

mel08

01-03-2008, 01:54 AM

hey, we are moving to japan in febuary, just a few questions about housing.... we want to live off base
what is the best housing agency for off base housing?
what is the average size house or apartment off base?
what is the average rent for 3 or 4 bedroom?

we are very excited about moving to japan, we have heard nothing but good things about kadena, (we are air force). we have not heard from our sponser yet, no suprise there, so i am seeking information from people who live in japan and off base. any information would be great!

P_chan

01-03-2008, 06:01 AM

The best housing agency? Well that depends, I've heard horror stories from all of them. Once I was looking for a house, Central Housing treated me the best and showed me the nicest houses.

Average size? I live in an apartment so I can't really say. My apartment is decent sized, and I've seen some decent sized houses for rent too.

Cost? That one's easy, it will be whatever you housing allowance limit is, if not a little more. They charge americans more then they would a japanese family because they know the american family gets a set housing allowance per month.

FDokinawa

01-03-2008, 06:21 AM

Im sorry you got Kadena..

as for housing companies.. like P_chan said, they're all about the same really. And you'll pay whatever your rank is. And as a civilian that really pisses me off.. the houses here are way over priced. but thats a topic for another thread.

3-4 bed room.. if its a good sized house, your probably looking at around $2+K for a older place. A new house upwards of $4-5K

Takako

01-03-2008, 07:21 AM

I go through Tokuzato Housing Agency and they're great. I've never had any problems and they're building brand new, American style homes all over the island. The size of houses run the Gambit, from small to Mafia Sized Mansions in Onna Village. Samething with the price.

http://www.tokuzato-hsg.jp/

Check out this site for more information about moves and moving:

http://www.okinawahai.com/

On the left side of the screen there is a section called "For Island Newbies" and a drop down menu below that for "To Live".

Good luck and welcome.

socalheart

01-03-2008, 08:09 PM

Check these agencies with military approved listings:
Tomiya Housing (http://www.tomiyahousing.com/english/index.html)
Central Housing (http://www.central-housing.jp/003objects/04onnason/)
Koza Housing (http://www.koza-housing.com/)
Joy Housing (http://joy-housing.com/index.shtml)

Once you get here, you'll find many more agencies without websites right now. We used Sunny's Housing agency and are very happy with them. Be sure to check your overseas housing allowance (http://perdiem.hqda.pentagon.mil/perdiem/ohaform.html) also.
Good luck! :thumbup:

01-03-2008, 08:58 PM

Lol guess who made Koza Housing's page. :p

Yeah, the design sucks, but it works! :D

Ishiken Housing (http://www.ishiken-housing.com/) is another agency. They're using the same program as Koza Housing, so the page looks nearly identical. Unfortunately, they don't seem to believe in the internet, so their site is rarely updated, and they don't often post pictures.

Tempestuous

01-04-2008, 05:56 AM

hey, we are moving to japan in febuary, just a few questions about housing.... we want to live off base
what is the best housing agency for off base housing?
what is the average size house or apartment off base?
what is the average rent for 3 or 4 bedroom?

Loads & loads of info around the site here, so search and look through the boards. It is a great place to start.

The housing offices as mentioned can provide good & bad experiences.
They will show you what is priced within your ceiling
(might as well go for ceiling since you don't pocket any extra if you don't, unless you have a dishonest office that SAYS the rent costs you X amt & it really doesn't).

If you don't see anything you like go to another company.

(Some agents can be VERY pushy, don't stress about it. You want a place you can enjoy living in for at least 6mths, longer if you wanna stay out in town your whole tour, hold out for something you actually LIKE)

As for rent- the agencies often price the rent exactly to what your housing allowance ceiling is for your rank. As I mentioned the gov will give you what the rent it.

10 yrs ago.....HOLY CRAP!!!!
It's been THAT long since we GOT to Oki!?!?!?!

Anyways, back on topic....10 yrs ago we paid about 850/860 bucks (If I remember correctly) for a two bedroom, 700 sq foot appt, 5 min from work, next door to shopping and a short walk to the ocean.
It worked....except when lugging Lg purchases home. :)

htran804's slave

01-05-2008, 02:32 AM

hey, we are moving to japan in febuary, just a few questions about housing.... we want to live off base
what is the best housing agency for off base housing?
what is the average size house or apartment off base?
what is the average rent for 3 or 4 bedroom?

we are very excited about moving to japan, we have heard nothing but good things about kadena, (we are air force). we have not heard from our sponser yet, no suprise there, so i am seeking information from people who live in japan and off base. any information would be great!

Check these threads out:
http://www.japanupdate.com/forum/showthread.php?t=1672

http://www.japanupdate.com/forum/showthread.php?t=2600

If you've still got questions after reading that then post them up! I've used Imagine Housing and Joy Housing in the past and both have been great to me.

FDokinawa

01-05-2008, 03:35 AM

InFaMoUs

01-12-2008, 03:00 PM

Been looking for a new house myself.. and I really really really hate the military now. Because of you the houses are WAY over priced. Friggen $4K to rent!! come on.. we dont live in down town Manhatan here. We looked at a very nice brand new japanese place(wife didnt like it) and they only wanted 180,000 yen. Yet a 30 year old s**thole thru a "american" housing company goes for 300,000 yen. WTF!!

I'm a GSE-12 yet dont get nearly what a GS-12 gets in housing.. I cant wait till all military has to live on base.. [/RANT]

Sorry to burst your bubble but we dont set the prices. Blame the locals that set the prices not us. If the prices came down then so would what the Military pays for housing. But once they figured out that if they keep rasing prices so will the BAH rates they kept doing it.

retributionnk

01-12-2008, 03:26 PM

Been looking for a new house myself.. and I really really really hate the military now. Because of you the houses are WAY over priced.

....says the GSE-12. :army:

I'm a GSE-12 yet dont get nearly what a GS-12 gets in housing.. I cant wait till all military has to live on base.. [/RANT]

I can't wait till the military stops outsourcing its jobs to whiny civilians. :thumbup:

I'm just kidding of course, but no need to get angry at the military for living where they're allowed to live.

okisteve

01-12-2008, 04:00 PM

DougP

01-12-2008, 04:16 PM

I'm kinda lucky I guess. I'm a civilian contractor but I didn't have to go through any of the base housing. What I mean by that is I didn't have to talk to or go through anyone on base. Didn't have to get an inspection, didn't have to tell them my cap, which they don't know anyways:D and regardless what I pay in rent the state department pays me the same housing.:) I went through a housing agency that does rent to Americans but am paying the advertised rent. Not sure if they hike it up for other Americans but they certainly will not lower it any for Japanese. I'm paying around 270,000yen ($2,500) for a 3 bed 2 bath 2 storage rooms. Its around 1400sqft which isn't too bad for Okinawa, has a 4 pot range, full size oven, dishwasher, garbage disposal(rare on Okinawa) And the apartment complex is brand spanking new(first tenants) Great location lots of room plenty of parking spaces... yeah I'm not complaining.:D

Go-Shay

01-12-2008, 05:34 PM

IMO I have to deal with allot of housing agency's and Central Housing seems to be the one who takes care of their customers the best. They seem to put the customers above the land owners.

CPOCPO

08-24-2008, 07:56 AM

Why don't more people live down near Naha, where the rents are much cheaper (it sounds like they are anyway). Spend 6 bucks a day on expressway tolls and avoid 58 entirely, and enjoy not being in an American town/ghetto??

More details on this idea wanted! :)

I'd love a highrise with balcony, parking, no pets, no yard, I have no kids and a western shower.. I'm pretty easy ...

anyone have website for agencies around Naha?

Muku

08-24-2008, 09:34 AM

More details on this idea wanted! :)

I'd love a highrise with balcony, parking, no pets, no yard, I have no kids and a western shower.. I'm pretty easy ...

anyone have website for agencies around Naha?
Question for you here first....Do you read, write, and speak Japanese well enough to work with a Japanese real estate agency?

The reason I say that is that the agencies around the bases that cater to the military have English speaking staff, odds are as you get further away from the bases and Naha really isnt close to any base other than Kinser, you will probably have to deal with a Japanese agency that isnt familiar with working with people from the military.

okisteve

08-24-2008, 10:06 AM

CPO - Muku is probably right about needing to speak Japanese, but you could always start by calling some of the agencies that cater to American personnel and tell them what you want, and ask them to refer you to an agent who deals with Naha. I suspect you will find people to be helpful

Another area you might like is Nishihara or Ginowan near the university, or Itoman now that there is expressway access.

CPOCPO

08-24-2008, 06:07 PM

Question for you here first....Do you read, write, and speak Japanese well enough to work with a Japanese real estate agency?

The reason I say that is that the agencies around the bases that cater to the military have English speaking staff, odds are as you get further away from the bases and Naha really isnt close to any base other than Kinser, you will probably have to deal with a Japanese agency that isnt familiar with working with people from the military.

LOL, nope... don't read, write or speak a word (yet), but I've been through this drill before several times having lived in many countries around the world (never in Asia). I believe in the full submersion theory. Jump right in, learn as you go. That's why I don't mind the long commute to/from a city.. just more time to listen to my language tapes each day :)

This is actually the most heads up I've been given headed to a new place abroad, but my current location in Iraq is sort of limiting my prep time...

SGT_OKINAWA

08-25-2008, 08:45 PM

This is one of the best threads I have read here at JU.

Honest, helpful, and kind.

I was going to ask the same question (Hopefully in a month) about housing.

So I will ask now what was not answered or asked so far...

I heard that most military don't have to wait very long, or none at all because there is a surplus of available housing on base. The only groups that need to wait are lower rank military with no kids, and civilians.

1. So the question is, how long does a GS-9 (YA-2) expect to wait for base housing based on the current population?

2. Based on positive feedback I have received in e-mails from friends already stationed on Okinawa in the last few years, where on base is the best cable (High Speed) internet? My understanding is that it is in limited areas on base.

3. The rule still applies, that no matter how you try to "beat the system" the unit (house, apartment, etc.) must have been inspected, approved and rent rate given to Kadena Housing office, so no matter what ones you see in the book, you can only rent ones that say "American OK".

Lastly, lets say you have a relative that rents a place or happen to drive by a place that says, "FOR RENT" and you ask about it and they are either a private person renting a place, or an agency that does not rent to Americans, (South Yanabarow area) can I "we" take the information to the housing office and ask them to "Put them on the list" ?

Okay that is all for now, I have more, but need to go conduct an inspection, and they are a bit off topic, so I’ll save them for another thread.

Any help would be greatly appreciated.:thumbup1:

Thanks!
SGT_O

DoctorP

08-25-2008, 08:59 PM

This is one of the best threads I have read here at JU.

Honest, helpful, and kind.

I was going to ask the same question (Hopefully in a month) about housing.

So I will ask now what was not answered or asked so far...

I heard that most military don't have to wait very long, or none at all because there is a surplus of available housing on base. The only groups that need to wait are lower rank military with no kids, and civilians.

1. So the question is, how long does a GS-9 (YA-2) expect to wait for base housing based on the current population?

I would not opt for base housing if I were you...but it would depend on what time of year you PCS. Right now? Short wait...few weeks. November? Maybe 4-6 months.

2. Based on positive feedback I have received in e-mails from friends already stationed on Okinawa in the last few years, where on base is the best cable (High Speed) internet? My understanding is that it is in limited areas on base.

On base internet sucks. Nothing more needs to be said.

3. The rule still applies, that no matter how you try to "beat the system" the unit (house, apartment, etc.) must have been inspected, approved and rent rate given to Kadena Housing office, so no matter what ones you see in the book, you can only rent ones that say "American OK".

Lastly, lets say you have a relative that rents a place or happen to drive by a place that says, "FOR RENT" and you ask about it and they are either a private person renting a place, or an agency that does not rent to Americans, (South Yanabarow area) can I "we" take the information to the housing office and ask them to "Put them on the list" ?

If you truly suspect that you will be coming over, I suggest that you have your relative begin the work of getting the property listed...or you could take the actions to purchase it in your wife's name when you get here and receive payments from the government that way. Yes...that is possible.

Do not wait until you come over to have the property listed, as it takes time to get the inspectors to look at the place, and more time to correct any problems and have it reinspected.

Good luck!

SGT_OKINAWA

08-26-2008, 05:29 AM

I would not opt for base housing if I were you...but it would depend on what time of year you PCS. Right now? Short wait...few weeks. November? Maybe 4-6 months.

WOW! I mean WOW! that is crazy short amount of time, we had to wait 1 yr 1 month back in 1996 for Foster Single.

How long to wait for Kadena Single House?

Also why would you NOT want base housing, I loved the "Okay kids leave all the lights on!" just kidding, but one less BILL to worry about. My wife keeps the house at 81 degrees to save electric on the A/C use.. DOH!

Humm, really why no base housing, less travel to, well a lot of things, and they fix stuff quicker then off post as I recall.

On base internet sucks. Nothing more needs to be said.

really? I was told in some places it is not bad, cable modem service is offered in select locations on base, but if you are not lucky, then yeah, DSL or ((cringe)) dial up, :barf:
So can't YOU ASK for a Kadena Single with Cable modem service available?

If you truly suspect that you will be coming over, I suggest that you have your relative begin the work of getting the property listed...or you could take the actions to purchase it in your wife's name when you get here and receive payments from the government that way. Yes...that is possible.

really? Wow! I'll get word to them as soon as we find out if the job is 100% a go.

Do not wait until you come over to have the property listed, as it takes time to get the inspectors to look at the place, and more time to correct any problems and have it reinspected.

Good luck!

Got it, and thanks!

Peace!:army:

IkoIko

08-26-2008, 12:16 PM

Question for you here first....Do you read, write, and speak Japanese well enough to work with a Japanese real estate agency?

The reason I say that is that the agencies around the bases that cater to the military have English speaking staff, odds are as you get further away from the bases and Naha really isnt close to any base other than Kinser, you will probably have to deal with a Japanese agency that isnt familiar with working with people from the military.

Not only are many Japanese agencies not familiar with dealing with the military/non Japanese its a well known fact that they often will refuse to at all for no particular reason (I speak from vast personal experience). You will need a person (generally a Japanese person) to sign on as a guarentee and act as your spokesperson. Perhaps one of the military-friendly agencies would be able to refer you, but I don't see it being sucessful.

Furthermore, most regular Japanese apartments would not pass the inspection process and the landlords would be highly unlikely to spend the $$ to make the alterations all for a pesky foreigner.

Muku

08-26-2008, 12:29 PM

Not only are many Japanese agencies not familiar with dealing with the military/non Japanese its a well known fact that they often will refuse to at all for no particular reason (I speak from vast personal experience). You will need a person (generally a Japanese person) to sign on as a guarentee and act as your spokesperson. Perhaps one of the military-friendly agencies would be able to refer you, but I don't see it being sucessful.

I know from experience that depends quite a bit on what agency you are dealing with. I have personally rented apartments here without any garuntor and know of others as well. In fact a friend of mine just moved into a brand spanking new "mansion" in Toyosaki and he had no trouble at all.

It helps of course to know the langauge, plus it also helps to have a job that can be verified without the need of a translator.

There are of course many places not only here in Okinawa but throughout Japan as well that WILL NOT rent to foreigners.

Good thing to keep in mind.:thumbup:

dndkt

08-26-2008, 01:10 PM

In my opinion, housing agencies here arent that different. When you go to your housing brief, they will give you a list of available housing through some of the agencies. Your best bet would be to look at that and choose them by the house, not agency. We rented a 1600 sq.ft house (Well, actually it was an apartment/house. We had the first floor of an apartment building with a yard, gated area, and parking for up to 4 cars.) It was just like a house, except people lived above us. We paid $1800 per month, but we came out of pocket from some utilities since the AC's sucked during the summer months.

SGT_OKINAWA

08-28-2008, 02:57 AM

08-28-2008, 03:10 AM

It loads for me. Just opened it, and I visited earlier today too. Pretty sweet website.

DoctorP

08-28-2008, 08:46 AM

It opens for me at home and at work

Mayberry

08-28-2008, 09:48 AM

We're coming in Jan... Is the wait for base housing long then? It's just me and my husband. I can't imagine living in temp lodging for 4 months!

CPOCPO

08-29-2008, 02:32 AM

I'm going to set up a classifieds and offer cash to a 'super' sponsor. Someone who can arrange things for me ahead of time, speak the lanuage and translate for me and just to get boots on the ground for me since I'm single and currently a little busy here in Iraq to do what I need to do.

I've done this before several other times for PCS moves to foreign countries and it worked wonders. Sure, I'll get assigned a sponsor (actually I know mine, already) and he'll be great- but I find when you 'pay by the job/mission' it's worth it in the long run and you have someone working the tough angles for you...