Income tax on sale of house?

[Tkydon]

I didn't pay a down-payment. Got a 100% mortgage.
I estimate I spent 1.5m yen on DIY and maintenance in the six years I lived in the house.
Yes, I'm pretty happy with what I sold it for.
I now have a small nest egg which I can put in the new NISA from 2024, plus set myself up with a six-month emergency fund....and a much needed vacation out of Japan!

If you only spent a total of 1.5M in All Costs and DIY Costs and Time...

((8M / 1.5M) - 1 ) x 100 %
= ( 5.33 - 1 ) x 100 %
= 433% Return over the life of the investment

Over 6 Years, that is an Annual Rate of Return of

((8M / 1.5M)^1/6 - 1 ) x 100 %
= ( 5.33^1/6 - 1 ) x 100 %
= (1.3216 - 1) x 100%
= 32.16% Annual Rate of Return on the investment...

Or Over 5 Years, that is an Annual Rate of Return of

((8M / 1.5M)^1/5 - 1 ) x 100 %
= ( 5.33^1/5 - 1 ) x 100 %
= (1.397 - 1) x 100%
= 39.7% Annual Rate of Return on the investment...

What's not to like?

[Roger Van Zant]

I didn't pay a down-payment. Got a 100% mortgage.
I estimate I spent 1.5m yen on DIY and maintenance in the six years I lived in the house.
Yes, I'm pretty happy with what I sold it for.
I now have a small nest egg which I can put in the new NISA from 2024, plus set myself up with a six-month emergency fund....and a much needed vacation out of Japan!

If you only spent a total of 1.5M in All Costs and DIY Costs and Time...

((8M / 1.5M) - 1 ) x 100 %
= ( 5.33 - 1 ) x 100 %
= 433% Return over the life of the investment

Over 6 Years, that is an Annual Rate of Return of

((8M / 1.5M)^1/6 - 1 ) x 100 %
= ( 5.33^1/6 - 1 ) x 100 %
= (1.3216 - 1) x 100%
= 32.16% Annual Rate of Return on the investment...

Or Over 5 Years, that is an Annual Rate of Return of

((8M / 1.5M)^1/5 - 1 ) x 100 %
= ( 5.33^1/5 - 1 ) x 100 %
= (1.397 - 1) x 100%
= 39.7% Annual Rate of Return on the investment...

What's not to like?

You’re certainly good with the arithmetic! Thanks!
Yep, nothing to not like here.
I got out before very pricey expenditure such as a new boiler or new roof become inevitably necessary.