What we can do for "apartment building revitalization"
SCROLL DOWN
As of 2025, out of over 7 million condominiums in Japan, approximately 1.4 million are over 40 years old, and this number is expected to double in 10 years. For older condominiums, updating their functionality, including earthquake resistance and other disaster prevention measures, barrier-free design, and adapting to modern lifestyles, is an urgent issue.
Furthermore, when it comes to the long-term management and operation required for condominiums, there is the challenge of the aging of those responsible, such as owners and residents.
In response to the social challenge of "condominium revitalization," Nikken Sekkei will work with owners and residents to explore solutions for the smooth revitalization of condominiums.
Our team, comprised of consultants specializing in condominium revitalization and architects with experience designing over 100,000 apartment units, leverages their extensive knowledge to provide comprehensive support for your condominium revitalization project.
SHARE
Support from initial consultation to realizing apartment building revitalization.
There are various methods for revitalizing an apartment building, including repairs, renovations, and rebuilding. For example, in the case of rebuilding, there are various approaches, such as increasing the number of units or creating a mixed-use facility. A revitalization consultant plays the role of guiding the rights holders to the best option from among these diverse choices.
Specifically, this offers the following benefits to rights holders:
① We can utilize the expertise of specialists based on their experience in rebuilding projects to conduct concrete studies and planning.
② It will become easier to gather information from the government, etc.
③ The involvement of a third party makes it easier to understand the intentions of the rights holders and to coordinate their opinions.
④ It can reduce the time and effort required from rights holders.
⑤ In selecting a developer, you can receive better proposals.
⑥ You can receive referrals to various specialists (lawyers, real estate appraisers, judicial scriveners, tax accountants, etc.) who are well-versed in rebuilding projects.
As a restructuring consultant and designer, Nikken Sekkei will work alongside rights holders from the initial consultation to realize their restructuring goals.
Specifically, this offers the following benefits to rights holders:
① We can utilize the expertise of specialists based on their experience in rebuilding projects to conduct concrete studies and planning.
② It will become easier to gather information from the government, etc.
③ The involvement of a third party makes it easier to understand the intentions of the rights holders and to coordinate their opinions.
④ It can reduce the time and effort required from rights holders.
⑤ In selecting a developer, you can receive better proposals.
⑥ You can receive referrals to various specialists (lawyers, real estate appraisers, judicial scriveners, tax accountants, etc.) who are well-versed in rebuilding projects.
As a restructuring consultant and designer, Nikken Sekkei will work alongside rights holders from the initial consultation to realize their restructuring goals.
Voices of rights holders who experienced apartment building reconstruction—from four real-life examples.
Apartment building regeneration projects have a significant social impact, updating the functionality of the buildings, creating new foot traffic in the surrounding environment, and contributing to the revitalization of the region. What process did the rights holders go through to achieve their new living spaces through these regeneration projects?
We asked the rights holders who experienced condominium revitalization together with Nikken Sekkei to reflect on the project.
We asked the rights holders who experienced condominium revitalization together with Nikken Sekkei to reflect on the project.
CASE 1
Hanasaki Housing Complex Apartment Rebuilding Project “Yokohama Momijizaka Residence” — Features “A Path to Enjoy the Fall Foliage” and a Wide Range of Shared Facilities
KOKYU MIWA ARCHITECTURAL PHOTOGRAPHY
| Before rebuilding | Before rebuilding | |
| Location | Yokohama City, Kanagawa Prefecture | |
| Completion of construction | 1958year | 2011year |
| Total floor area | 5,953.00㎡ | 40,349.00㎡ |
| Number of floors | Ground Level4Floor | Ground Level11Floor Basement1Floor |
| Total number of units/buildings | 88Houses—4 buildings | 368Houses—4 buildings |
| Business characteristics | Incorporating adjacent land and promoting the project with the consent of all parties involved. | |
| INFO | Regeneration Consulting: Urban Space Research Institute Design: Nikken Sekkei |
|
-
Before reconstruction: Hanasaki Housing Complex
-
After reconstruction: Yokohama Momijizaka Residence
KOKYU MIWA ARCHITECTURAL PHOTOGRAPHY -
KOKYU MIWA ARCHITECTURAL PHOTOGRAPHY
-
KOKYU MIWA ARCHITECTURAL PHOTOGRAPHY
Key points for rebuilding
This project involved the redevelopment of the former Hanasaki housing complex (built in 1958, 88 units) in Yokohama City, Kanagawa Prefecture, resulting in a total of 368 units. By acquiring adjacent land, the environmental design system was applied, creating an integrated landscape facing Momijizaka.
Voices of Rights Holders
After comparing repair options, we decided on rebuilding.
—Could you tell us what prompted you to decide to rebuild?
Rights holders: In 2001, we began considering the regeneration of Hanasaki Housing Complex, and initially, we also considered repairs. Many of the residents have grown old in this place, so even if the building is a little old, they have a strong desire to continue living here. However, after repeated discussions, we came to the conclusion that rebuilding would be a better option, given the high cost of repairs and renovations, and the difficulty of installing elevators.
A business plan that will be appreciated by the community (and appreciated by the neighbors).
—How did you select the business operator for the apartment building renovation project?
Rights holder: A distinctive feature of this rebuilding project is that the group of project partners was selected through a competitive bidding process.
The proposal from the group of developers, including Nikken Sekkei (hereinafter referred to as the "development group"), did not actually prioritize conditions for returns to owners. While return conditions were important in the selection process, they were not the only factor. We wanted to create a condominium that was not imposing, but rather full of greenery with plenty of trees and flowers. On top of that, we hoped it would be a condominium that would be well-regarded by the local community.
We felt that Nikken Group's proposal valued the concept of "a condominium that will be appreciated by the neighbors." We also felt that their business plan was sound and that we could expect stable business development. We all agreed that this would allow us to achieve what we wanted, so we chose Nikken Group.
The proposal from the group of developers, including Nikken Sekkei (hereinafter referred to as the "development group"), did not actually prioritize conditions for returns to owners. While return conditions were important in the selection process, they were not the only factor. We wanted to create a condominium that was not imposing, but rather full of greenery with plenty of trees and flowers. On top of that, we hoped it would be a condominium that would be well-regarded by the local community.
We felt that Nikken Group's proposal valued the concept of "a condominium that will be appreciated by the neighbors." We also felt that their business plan was sound and that we could expect stable business development. We all agreed that this would allow us to achieve what we wanted, so we chose Nikken Group.
Overcoming social and environmental changes during the project period through trust.
—How did you select the business operator for the apartment building renovation project?
Rights holder: It took three and a half years from the establishment of the rebuilding association to the completion of the project. During that time, the Lehman Shock occurred, and the Japanese economy was hit hard. As a result, adjustments such as changing the return conditions and reducing construction costs were necessary, which made things very difficult. Even in such situations, the Nikken Group provided solid support, and we were able to get through it successfully. I believe that the relationship of trust that the residents and the Nikken Group had cultivated since the competition supported this project.
CASE 2
Sakurajosui Housing Complex Reconstruction Project “Sakurajosui Gardens” — Rich Outdoor Spaces That Preserve the Memories of the Plaza and Tree-Lined Avenues
Kudo Photo
| Before rebuilding | After rebuilding | |
| Location | Setagaya Ward, Tokyo | |
| Completion of construction | 1965year | 2015year |
| Total floor area | Approx.30,500.00㎡ | Approx.98,550.00㎡ |
| Number of floors | Ground Level5Floor | Ground Level14Floor: Basement1Floor |
| Total number of units/buildings | Residential Unit404Door·17Building | Residential Unit878Door·8Building |
| Business characteristics | The transition of a housing complex into a district plan. | |
| INFO | Renovation Consulting and Design: Nikken Sekkei Landscape Design: Landscape Plus |
|
-
Before reconstruction: Sakurajōsui Housing Complex
-
After the rebuild: Sakurajosui Gardens
Kudo Photo -
Kudo Photo
-
Kudo Photo
Key points for rebuilding
The Sakurajōsui housing complex (404 units in 17 buildings), completed in 1965, was rebuilt into 8 buildings with 878 units. After more than 20 years had passed since its construction, residents took the lead in considering a rebuilding plan, and the basic policy was to create a rebuilding plan that residents would want to continue living in. In order to preserve the living environment of the housing complex that had been created over approximately 50 years, the plazas and green spaces of the old complex were inherited by the rebuilt apartments, and approximately 180 trees and other plants were carefully preserved. In addition, more than 300 tall trees were newly planted. While protecting the lush living environment, a community center was also established, enabling the continuation of community activities that residents had been conducting and fostering active interaction between new and old residents.
Voices of Rights Holders
After much discussion, the decision to rebuild was made after 10 years.
—Could you tell us about the circumstances that led to the rebuilding of the Sakurajōsui housing complex?
Rights holders: It all started in 1986 when some of the residents at the time began a study group. Later, it was decided to formally create an organization to discuss the rebuilding, and in 1994, the Sakurajōsui Housing Complex Future Planning Promotion Committee was established. Then, in 1999, Nikken Sekkei joined us as a consultant.
As we progressed through the discussions, various plan proposals were put forward, but for some reason, they kept failing to pass when it came time to submit a resolution for rebuilding. The reason for this was that there were buildings with many residents who were reluctant to rebuild. In order for the rebuilding resolution to pass, it required the approval of 80% of the unit owners, as well as the approval of two-thirds of the residents in all 17 buildings. In the end, it took 10 years, but the rebuilding resolution was finally passed in September 2009.
As we progressed through the discussions, various plan proposals were put forward, but for some reason, they kept failing to pass when it came time to submit a resolution for rebuilding. The reason for this was that there were buildings with many residents who were reluctant to rebuild. In order for the rebuilding resolution to pass, it required the approval of 80% of the unit owners, as well as the approval of two-thirds of the residents in all 17 buildings. In the end, it took 10 years, but the rebuilding resolution was finally passed in September 2009.
—How did the business operators and residents communicate with each other?
Rights holder: I was getting worried that Nikken Sekkei might say, "We're giving up," because the resolutions weren't passing (laughs). But your company patiently and calmly dealt with us. Even after the basic plan for the rebuilding was completed, you held explanatory meetings about once every three months. Even after construction started, you continued to hold board meetings once or twice a month, and throughout the project, there were ultimately more than 140 meetings. In addition, the board members conducted site inspections once a month, and you also provided opportunities for residents to communicate with each other. Thanks to all of that, I think everyone was able to feel at ease and have hope for the rebuilding.
I am grateful that we were able to achieve such a positive rebuilding result because everyone involved contributed ideas and communicated their messages to each other as we went along. I feel this even more strongly because the rights holders are also satisfied.
I am grateful that we were able to achieve such a positive rebuilding result because everyone involved contributed ideas and communicated their messages to each other as we went along. I feel this even more strongly because the rights holders are also satisfied.
Young People and Children Have Come to This Aging Town
——After many years of hard work, the “Sakurajosui Gardens” was completed in 2015. What are your thoughts now that you’ve moved in?
Rights holder: The best thing about the rebuilding is that the community has become younger. Before the rebuilding, you only saw elderly people in the housing complex. But now there are a lot more young people, and kids are running around (laughs). It's become much more lively.
My building has windows on both the north and south sides, allowing a refreshing breeze to flow through, just like before the rebuilding. It felt like I had returned to the past, and the moment I opened the window for the first time, I truly felt that I had come back. Also, the courtyard is much larger than I expected. Children can play safely when they come home from school.
My building has windows on both the north and south sides, allowing a refreshing breeze to flow through, just like before the rebuilding. It felt like I had returned to the past, and the moment I opened the window for the first time, I truly felt that I had come back. Also, the courtyard is much larger than I expected. Children can play safely when they come home from school.
Case 3
Thanks Higashi-Nakano Condominium Redevelopment Project "Livio Higashi-Nakano Hilltop" - Diverse Plan Considerations Facilitate Consensus Building
| Before rebuilding | After rebuilding | |
| Location | Nakano Ward, Tokyo | |
| Completion of construction | 1974year | 2022year |
| Total floor area | 8,501.30㎡ | 10,440.73㎡ |
| Number of floors | Ground Level8Floor: Basement1Floor | Ground Level18Floor: Basement1Floor |
| Total number of units | Residential Unit106Store (Retail)2(Lot) | Residential Unit135Door (Office)1(Lot) |
| Business characteristics | Redevelopment of an apartment building that includes non-residential use (commercial and office spaces) | |
| INFO | Restructuring consulting and design: Nikken Sekkei | |
-
Before reconstruction: Thanks Higashi-Nakano
-
After reconstruction: Livio Higashi Nakano Hilltop
Imagegram Co., Ltd.
-
Imagegram Co., Ltd.
-
Imagegram Co., Ltd.
Key points for rebuilding
The "Thanks Higashi-Nakano" building (106 units), completed in 1974, was rebuilt as a high-rise with 135 units. The mid-rise plan, which had been considered before our involvement and mainly consisted of units facing Yamate-dori, was improved upon. By considering and presenting numerous high-rise building layout plans that took advantage of the site's characteristics, such as its panoramic view of the Shinjuku skyscrapers, consensus was reached. By angling the building layout from Yamate-dori, a sense of open space was created, resulting in a rich green space facing the city and an entrance approach of approximately 50 meters.
Voices of Rights Holders
The earthquake prompted us to decide to rebuild.
—Could you tell us what prompted you to start considering rebuilding?
Rights holders: Before the rebuilding, there was peeling of the exterior walls and several water leaks every year. In addition, a seismic assessment pointed out the "possibility of collapse in the event of a major earthquake." Following the Great East Japan Earthquake, the residents consulted with each other and decided that things could not continue as they were. So they asked a real estate company to support them from the planning stage of the apartment building's reconstruction. Through that real estate company, Nikken Sekkei proposed a rebuilding plan, and concrete considerations began to be made.
Residents are positive about the diverse plan options presented.
—What are your thoughts on being involved in the rebuilding as a unit owner?
Rights holder: It took 8 to 9 years from the start of consideration to the rebuilding, but during that time, the project stakeholders, including Nikken Sekkei, communicated with us very carefully. In particular, the presentation of drawings and perspectives of a wide variety of building layouts raised the expectations of the residents. Even those who were initially reluctant about the rebuilding were able to visually understand, "Such a wonderful thing will be built!", and everyone became more positive. Expectations of an increase in property value also grew. We are all truly grateful for the gentlemanly, sincere, and courteous service we received from everyone involved in the project.
Building design is a source of pride.
—Please tell us your impressions after moving in.
Owner: I chose a compact room to suit my current lifestyle. It's easy to use, and I've been able to rebuild a life that suits my needs. I appreciate the abundance of shared facilities. I also love the modern exterior design. Everyone walking by turns to look at it, and many people take pictures.
Case 4
Gaien House Apartment Redevelopment Project "THE COURT Jingu Gaien" - In conjunction with urban development around the National Stadium
Corporation Kudo Photo
| Before rebuilding | After rebuilding | |
| Location | Shibuya Ward, Tokyo | |
| Completion of construction | 1964year | 2020year |
| Total floor area | 15,865.91㎡ | 59,156.18㎡ |
| Number of floors | Ground Level7Floor: Basement1Floor | Ground Level23Floor: Basement2Floor |
| Total number of units/buildings | Residential Unit196Door·1Building | Residential Unit409Door·1Building |
| Business characteristics | Collaboration with urban development around the National Stadium | |
| INFO | Redevelopment Consulting: Nikken Sekkei, R.I.A. Design: Nikken Sekkei, R.I.A., Obayashi Corporation |
|
-
Before reconstruction: Gaien House
Obayashi Corporation -
After reconstruction: THE COURT Jingu Gaien
Obayashi Corporation -
KENJI MASUNAGA（MASPHOTO)
-
KENJI MASUNAGA（MASPHOTO)
Key points for rebuilding
This project involved the redevelopment of "Gaien House" (196 units), which was originally built as accommodation for foreign journalists during the 1964 Tokyo Olympics and later sold as condominiums. In conjunction with surrounding urban development, including the redevelopment of the National Stadium, the project secured plazas and green spaces that contribute to the community, while also improving disaster prevention through road widening and the adoption of seismic isolation structures, resulting in the rebirth of "THE COURT Jingu Gaien" (409 units).
The successful redevelopment was due to considering the rebuilding in conjunction with the surrounding urban development.
—Could you tell us about how you became involved in the rebuilding project as a member of the rebuilding review committee, and what your activities entail?
Owner: The apartment building was about 50 years old and had structural problems related to earthquake resistance. I think there was a strong sense among the owners that it needed to be rebuilt. In June 2012, a resolution to promote rebuilding was adopted, and a rebuilding review committee was formed, and I volunteered to be one of the members.
In the case of rebuilding, the most important thing is to first obtain the agreement of the rights holders. To reach that agreement, it is necessary that the content is acceptable to the rights holders, such as what kind of building will be constructed, how the exclusive area will change compared to the previous building, and what the extent of the financial burden will be. However, it was difficult for the members of a committee of laypeople to consider these matters, and expert advice was needed. Therefore, immediately after the committee was established, we asked two companies, including Nikken Sekkei, to join as advisors.
During the review process, the possibility of a rebuilding plan that included incorporating the National Stadium into the redevelopment promotion zone emerged. This created a foundation for considering rebuilding within the same framework as the surrounding urban development, and ultimately, it was decided to proceed in that direction. The economic conditions for the rebuilding project also broadened. I believe that the biggest achievement of the committee was that the necessary housing area and economic conditions for rebuilding lives were put in place.
In the case of rebuilding, the most important thing is to first obtain the agreement of the rights holders. To reach that agreement, it is necessary that the content is acceptable to the rights holders, such as what kind of building will be constructed, how the exclusive area will change compared to the previous building, and what the extent of the financial burden will be. However, it was difficult for the members of a committee of laypeople to consider these matters, and expert advice was needed. Therefore, immediately after the committee was established, we asked two companies, including Nikken Sekkei, to join as advisors.
During the review process, the possibility of a rebuilding plan that included incorporating the National Stadium into the redevelopment promotion zone emerged. This created a foundation for considering rebuilding within the same framework as the surrounding urban development, and ultimately, it was decided to proceed in that direction. The economic conditions for the rebuilding project also broadened. I believe that the biggest achievement of the committee was that the necessary housing area and economic conditions for rebuilding lives were put in place.
Consensus building and rebuilding conditions
—You played a key role for approximately eight years. What are your thoughts on completing the project?
Rightsholders: With rightsholders having different reasons for the redevelopment and varying living situations, reaching a consensus was, as expected, no easy task. To secure agreement, it was essential to establish redevelopment terms that would satisfy everyone. Amid various challenges, I focused particularly on fulfilling the redevelopment terms and maintaining transparency to preserve the trust of the association members.
In particular, I recall negotiating repeatedly to ensure that the project partner adhered to the redevelopment conditions we had agreed upon during the selection process. We were able to bring the project to completion after the project partner came to understand the importance of these conditions.Looking back, one point for reflection—though this is a somewhat “Private” perspective—is that we left the design of the reconstruction plan largely to the project partner and the design firm (your company), resulting in limited involvement on the part of the reconstruction association.
I believe the key to our success was being able to consider the reconstruction in coordination with the surrounding community development efforts. Although it was a complex project, the division of roles among the various experts—including rights holders, consultants, project partners, and designers—was appropriately managed. I think we had a great team.
In particular, I recall negotiating repeatedly to ensure that the project partner adhered to the redevelopment conditions we had agreed upon during the selection process. We were able to bring the project to completion after the project partner came to understand the importance of these conditions.Looking back, one point for reflection—though this is a somewhat “Private” perspective—is that we left the design of the reconstruction plan largely to the project partner and the design firm (your company), resulting in limited involvement on the part of the reconstruction association.
I believe the key to our success was being able to consider the reconstruction in coordination with the surrounding community development efforts. Although it was a complex project, the division of roles among the various experts—including rights holders, consultants, project partners, and designers—was appropriately managed. I think we had a great team.
Things I'm glad about after rebuilding
—What effects did the rebuilding have?
Rights holder: The resident population is aging, and relocating to temporary housing during construction was a significant burden. However, after the rebuilding, the living environment has greatly improved in terms of earthquake resistance, safety, and security. As a result, it seems that the property value is also expected to increase, and I hear that there is strong rental demand for properties owned by people who are not currently living there. In that sense, I think the benefits of rebuilding were significant.
