Tokyo Hopes Rooftop Solar Mandate Will Help It Get Through Hot Summers
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Tokyo Hopes Rooftop Solar Mandate Will Help It Get Through Hot Summers

Like California, the Japanese capital wants the sun to power new homes, but some call policy ineffective and too reliant on China

By SYLVAN LEBRUN
Sat, Aug 19, 2023 7:30amGrey Clock 4 min

TOKYO—Heat waves this summer are pushing Tokyo’s power grid near the limit. The city of 14 million has mandated installing solar panels on new single-family homes to get some breathing room—even if it has to buy most of the panels from China.

The policy in one of the world’s largest metropolises is a test case for whether solar power makes sense on urban rooftops. The idea has long drawn attention as a way to fight global warming but has advanced relatively slowly worldwide, apart from a rooftop solar mandate in California pushed by Democratic Govs. Jerry Brown and Gavin Newsom.

“We need to prepare to protect not only our national security, but also the energy security of individual households,” Tokyo Gov. Yuriko Koike, the architect of the mandate, said in an interview.

Koike has had panels on her own house for a decade. As a government minister, she created a “Cool Biz” plan that led Japanese salarymen to ditch suits and ties in summertime so they could keep the thermostat higher.

In the Land of the Rising Sun, Koike said, “we unfortunately aren’t rich in oil and gas, but wouldn’t it be fitting if we could instead harness the sun?”

Proponents say more rooftop solar would help on hot summer days when electricity demand peaks, and make the city resilient if an earthquake or typhoon knocked out the power grid.

The downsides: More solar also means higher electricity bills, including for lower-income apartment dwellers, because homeowners with rooftop panels can sell their excess power to the grid at an above-market rate. Even with the mandate, solar power generated in Tokyo is projected to supply only 4% of the city’s electricity in 2030.

“We cannot have a sufficient amount of power generation just by having solar panels on limited rooftops,” said Tatsuya Terazawa, head of the government-affiliated Institute of Energy Economics, Japan.

Still, Koike said it is important to move toward carbon-neutral electricity and help Japan buy less Russian natural gas.

The city predicts that by 2050, half of Tokyo’s current structures will be replaced. “By targeting newly built houses, we can decide the future 50 years from now,” Koike said.

Tokyo’s mandate, released last December, will initially apply only to about 50 of the largest home builders in the city, which it says account for around three-fifths of new homes. Starting in April 2025, those builders will be given a quota that will in effect require them to put panels on most new homes, while allowing them leeway to forgo solar in cases where the roof is too small or lacks sunlight exposure.

“We want companies to make sure that wherever you can put them, you put as many as you can,” said city environmental official Toshifumi Fukuyasu.

Japan relies on imported natural gas and coal for most of its electricity, and Russia supplies about one-tenth of its natural gas. The power company serving the capital, Tokyo Electric Power, or Tepco, isn’t operating any nuclear plants currently after the meltdowns at its Fukushima Daiichi plant in 2011.

In March 2022, the city came dangerously close to running short of electricity on a cold day, and it faced another crunch months later during a heat wave.

Tepco has managed to keep the lights on this summer, despite weeks of sweltering weather in which the thermometer consistently topped 95 degrees. Still, it says it worries about electricity running short, and the city encourages people to keep their homes at 82 degrees.

Tokyo University professor Yumiko Iwafune, who studies energy demand, said that even if rooftop solar panels don’t generate much electricity overall, they still can help households become self-sufficient on summer days, lessening demand on Tepco.

Tokyo has drawn comparisons between its policy and California’s rooftop solar mandate, which took effect in 2020 and similarly applies to new low-rise residential buildings. The California Energy Commission estimates that 150,000 new homes covered by the law have been constructed with solar panels.

Newsom, the governor, said in May 2022 that rooftop solar is “an industry that is essential to our state’s future.” California expanded its mandate last year to encompass certain new commercial buildings.

But the state’s mandate is contentious even among advocates of renewable energy, some of whom say it would be cheaper to build large solar and wind installations.

James Bushnell, an economics professor at the University of California, Davis, said rooftop solar mandates tend to raise electricity bills for people who don’t have solar because grid operators often pay higher prices for home-generated electricity. “A large ‘benefit’ of solar is in fact a shift of costs onto other, often lower-income non-home owning customers,” Bushnell wrote in an email.

Another problem in Japan is its lack of domestically produced solar panels, although it was once a leader in the technology.

According to the International Energy Agency, China produces around 85% of the globe’s solar cells and 95% of key components needed to make them.

“We’ve realised we can’t win against China,” said a spokesman for the Japan Photovoltaic Energy Association, an industry group representing companies in the solar-energy business.

Unlike the U.S., Japan still permits the import of solar panels with materials sourced from China’s Xinjiang region, where the U.S. has alleged the Beijing government has carried out genocide against the Uyghur ethnic group. Beijing denies that.

“Most people aren’t very aware about the human-rights violations associated with solar panels. They think of it as a good thing because of the environment,” said Taishi Sugiyama, a research director at the Canon Institute for Global Studies, a Tokyo-based think tank. He said Tokyo should scrap its solar mandate.

Fukuyasu, the Tokyo city official, said he agreed Japan needed more suppliers of solar panels. “But in Tokyo, we need solar to create a zero-emission society, and we can’t postpone that,” he said.



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Development of the Week: AMALI brings full-floor beachfront living to Main Beach
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Sun, Aug 2, 2026 3 min

A collection of only 18 full-floor and two-storey residences has launched on one of the Gold Coast’s most tightly held stretches of beachfront.

AMALI will rise 22 levels at 3535–3537 Main Beach Parade, occupying an 810sqm site with no road separating the building from the sand.

Prices begin at $10.2 million for the three-bedroom full-floor residences, while the development’s two-storey penthouses are being offered from $25 million. Completion is anticipated in early 2029.

The project has received development approval and is being delivered by Eastment Group of Companies, the developer behind the nearby AMANI Main Beach. Core Property Partners is overseeing project strategy, development and construction management.

Bayden Goddard’s BGD Architects has designed the tower, with interiors by multidisciplinary studio Tom Mark Henry and landscaping by Arcadia Landscape Architecture. Kollosche New Projects is handling sales and marketing.

Eighteen residences across 22 levels

Rather than maximising the number of apartments on the beachfront parcel, AMALI has been designed around privacy, space and a low resident population.

The tower will contain 16 full-floor residences and two two-level penthouses. Each home will have uninterrupted views over the Pacific Ocean and private lift access, giving residents an arrival experience more closely associated with a standalone house.

The standard full-floor residences will provide approximately 378sqm of space, with three bedrooms, three bathrooms and parking for two cars. Prices start at $10.2 million.

With only one residence occupying each typical level, the floor plans have been designed to capture natural light, ocean breezes and views in several directions. Generous living spaces will transition into outdoor areas overlooking the beach, creating a direct visual relationship with the coastline.

The two penthouses will extend across two levels and offer approximately 898sqm, with four bedrooms, five bathrooms and four parking spaces each.

Priced from $25 million, each penthouse will also have access to a private rooftop domain incorporating an entertaining lounge, bar, kitchen, terrace and swimming pool. From this elevated position, views will extend across both the ocean and the Gold Coast skyline.

Architecture informed by the coastline

AMALI’s architecture has been conceived as a restrained response to its beachfront setting.

The 22-storey form uses curved edges and layered horizontal elements to soften the tower’s profile, while extensive glazing opens the residences towards the ocean.

Inside, Tom Mark Henry has developed a palette based on the colours and textures of the coast. Natural stone and warm timber veneers will be combined with bronze and brushed-brass detailing, bespoke materials and sculptural lighting.

The approach is intended to create homes that are highly finished without feeling overly formal. Earthy tones and tactile materials will provide warmth, while expansive glazing and open living areas keep the ocean as the primary visual feature.

Private lift access, large floor plates and the absence of shared residential corridors on the typical levels reinforce the project’s emphasis on discretion.

Wellness on the beachfront

Residents will have access to a dedicated wellness precinct anchored by a heated infinity-edge pool overlooking the beach.

The facilities will also include a fully equipped gym, steam room and hot and cold plunge pools, combining exercise and recovery spaces within the building.

Direct beachfront access will allow residents to move from the development to the sand without crossing Main Beach Parade—one of the project’s defining points of difference.

The design positions these shared amenities as an extension of the beachfront lifestyle rather than a separate resort-style podium. With only 18 households using them, the spaces are also expected to offer a greater degree of privacy than facilities in larger apartment towers.

A tightly held Main Beach position

AMALI’s site is within walking distance of the Tedder Avenue dining and retail precinct and a short drive from Marina Mirage, Southport Yacht Club and the broader Main Beach marina district.

The location also places it near a growing cluster of luxury hotel, residential and lifestyle projects reshaping the northern end of the central Gold Coast.

Main Beach has become an increasingly important prestige-apartment market, supported by its relative scarcity of absolute beachfront development sites and proximity to both the ocean and Broadwater.

AMALI enters that market at its highest end. Its $10.2 million entry price positions even the standard residences firmly within the trophy-apartment category, while the two penthouses will compete with the most expensive new residences being offered on the Gold Coast.

The development follows AMANI, another boutique Main Beach project involving Eastment Group, BGD Architects and Core Property Partners. That continuity has allowed the team to carry a similar focus on large residences and limited apartment numbers into an absolute beachfront setting.

Sales are being led by Michael Kollosche and Harry Kakavas of Kollosche New Projects, with private presentations available through the project’s Broadbeach display suite.

With development approval secured and completion targeted for early 2029, AMALI’s launch adds just 18 buying opportunities to a beachfront market where scarcity is part of the proposition.

Its combination of full-floor living, private lift access and direct connection to the sand places the project somewhere between a luxury apartment tower and a collection of elevated beachfront houses—an increasingly sought-after model at the top of the Gold Coast market.

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