How to Find and Rent an Apartment in Tokyo
Complete guide to renting in Tokyo as a foreigner. Understand the costs, requirements, guarantor system, and navigate the Japanese rental market with confidence.
Overview
Finding an apartment in Tokyo as a foreigner can feel overwhelming. The rental system includes unique practices like key money, guarantor requirements, and extensive upfront costs that can total 4-6 months' rent before you even move in.
This guide demystifies the Japanese rental process, explaining each cost, requirement, and step involved. You'll learn about foreigner-friendly options, what to expect during viewings, and how to navigate contracts successfully.
The good news: Tokyo's rental market has become more accessible to foreigners in recent years, with more English support and flexible options available than ever before.
Understanding Rental Costs
| Fee Type | Amount | Refundable | Description |
|---|---|---|---|
| Rent (家賃) | 1 month | No | First month's rent, paid in advance |
| Security Deposit (敷金) | 1-2 months | Yes* | Refundable minus cleaning and repairs |
| Key Money (礼金) | 1-2 months | No | Thank you gift to landlord |
| Agency Fee (仲介手数料) | 0.5-1 month | No | Real estate agent commission |
| Guarantor Fee | 0.5-1 month | No | Guarantor company initial fee |
| Fire Insurance | ¥15-25k | No | 2-year mandatory coverage |
| Key Exchange | ¥15-30k | No | New locks for security |
Total Initial Cost
Rental Requirements for Foreigners
Visa and Residency
How to Search for Apartments
Research Options
Use online portals, visit agencies, check foreigner-friendly services
Create Shortlist
Select 5-10 properties within budget and requirements
Schedule Viewings
Book appointments to see multiple properties in one day
Submit Application
Apply quickly for desired property with all documents
Sign Contract
Review terms carefully and complete payment
Apartment Viewing Process
Viewing apartments efficiently is crucial in Tokyo's competitive market.
Viewing Day Checklist
Application and Approval
The application process in Japan is thorough and can take 3-7 days for approval.
Common Rejection Reasons
| Document | Required By | Purpose |
|---|---|---|
| Application Form | All | Basic information and preferences |
| Residence Card Copy | All | Verify legal status in Japan |
| Income Proof | All | Confirm ability to pay rent |
| Employment Certificate | Workers | Verify stable employment |
| Bank Statements | Sometimes | Show financial stability |
| Emergency Contact | All | Local contact person in Japan |
| Photo | Sometimes | Identification purposes |
Understanding Your Contract
The contract explanation meeting (重要事項説明) is legally required and crucial for understanding your obligations.
Moving In Process
Proper move-in procedures protect your security deposit and ensure a smooth tenancy.
Move-In Day Checklist
| Utility | Setup Method | When Available | Notes |
|---|---|---|---|
| Electricity | Call or online | Immediate | Breaker usually already on |
| Gas | Technician visit required | 1-3 days | Must be present for safety check |
| Water | Usually connected | Immediate | Submit form or call |
| Internet | Apply online/phone | 2-4 weeks | Check building restrictions first |
Foreigner-Friendly Options
| Option | Initial Cost | Contract | Best For |
|---|---|---|---|
| Regular Apartment | 4-6 months | 2 years | Long-term residents |
| UR Housing | 2-3 months | Flexible | No guarantor needed |
| Share House | 1-2 months | 1+ months | Short-term, social |
| Serviced Apartment | 1-2 months | 1+ months | Furnished, premium |
| Monthly Mansion | 1 month | 1+ months | Temporary housing |
Best Areas for Foreign Renters
| Area | Rent Range (1K) | Foreigner-Friendly | Character |
|---|---|---|---|
| Minato (Roppongi/Azabu) | ¥120k-200k | ★★★★★ | International, expensive |
| Shibuya/Meguro | ¥100k-150k | ★★★★ | Young professionals |
| Setagaya | ¥80k-120k | ★★★ | Residential, families |
| Nakano/Suginami | ¥70k-100k | ★★★ | Artistic, reasonable |
| Koto (Toyosu) | ¥90k-130k | ★★★ | Modern, bay area |
| Adachi/Katsushika | ¥50k-80k | ★★ | Budget, local |
Money-Saving Strategies
Reduce Initial Costs
Lower Monthly Costs
Essential Japanese Rental Phrases
| English | Japanese | Romaji |
|---|---|---|
| I'm looking for a room | 部屋を探しています | Heya wo sagashite imasu |
| Is it OK for foreigners? | 外国人でも大丈夫ですか | Gaikokujin demo daijoubu desu ka |
| When can I move in? | いつから入居できますか | Itsu kara nyuukyo dekimasu ka |
| How much is the rent? | 家賃はいくらですか | Yachin wa ikura desu ka |
| Security deposit | 敷金 | Shikikin |
| Key money | 礼金 | Reikin |
Frequently Asked Questions
No, regular apartments require at least a valid residence card. Tourists can only use hotels, Airbnb, monthly mansions, or specialized short-term accommodations like Sakura House that cater to temporary visitors.
Typically 4-6 times the monthly rent. For a ¥100,000/month apartment, prepare ¥400,000-600,000 for deposit, key money, agency fees, guarantor fees, insurance, and first month's rent.
Most foreigners use guarantor companies (保証会社). They charge 50-100% of one month's rent initially, plus annual renewal fees. Some foreigner-friendly services like UR Housing don't require guarantors at all.
Limited negotiation is possible, especially for properties vacant over 3 months. You might negotiate 5-10% off rent, free rent periods, or reduced agency fees. Key money and deposits are harder to negotiate.
Most leases auto-renew with a renewal fee (更新料) of 0.5-1 month's rent. You'll receive renewal notices 1-3 months before expiration. You can negotiate terms or move out with proper notice.
Give proper notice (usually 1-2 months), allow inspection, pay for damages beyond normal wear, and cleaning fees are often deducted. Take photos when moving in/out to document condition. Expect 50-80% back if no major damage.
Overview
Finding an apartment in Tokyo as a foreigner can feel overwhelming. The rental system includes unique practices like key money, guarantor requirements, and extensive upfront costs that can total 4-6 months' rent before you even move in.
This guide demystifies the Japanese rental process, explaining each cost, requirement, and step involved. You'll learn about foreigner-friendly options, what to expect during viewings, and how to navigate contracts successfully.
The good news: Tokyo's rental market has become more accessible to foreigners in recent years, with more English support and flexible options available than ever before.
Understanding Rental Costs
| Fee Type | Amount | Refundable | Description |
|---|---|---|---|
| Rent (家賃) | 1 month | No | First month's rent, paid in advance |
| Security Deposit (敷金) | 1-2 months | Yes* | Refundable minus cleaning and repairs |
| Key Money (礼金) | 1-2 months | No | Thank you gift to landlord |
| Agency Fee (仲介手数料) | 0.5-1 month | No | Real estate agent commission |
| Guarantor Fee | 0.5-1 month | No | Guarantor company initial fee |
| Fire Insurance | ¥15-25k | No | 2-year mandatory coverage |
| Key Exchange | ¥15-30k | No | New locks for security |
Total Initial Cost
Rental Requirements for Foreigners
Visa and Residency
How to Search for Apartments
Research Options
Use online portals, visit agencies, check foreigner-friendly services
Create Shortlist
Select 5-10 properties within budget and requirements
Schedule Viewings
Book appointments to see multiple properties in one day
Submit Application
Apply quickly for desired property with all documents
Sign Contract
Review terms carefully and complete payment
Apartment Viewing Process
Viewing apartments efficiently is crucial in Tokyo's competitive market.
Viewing Day Checklist
Application and Approval
The application process in Japan is thorough and can take 3-7 days for approval.
Common Rejection Reasons
| Document | Required By | Purpose |
|---|---|---|
| Application Form | All | Basic information and preferences |
| Residence Card Copy | All | Verify legal status in Japan |
| Income Proof | All | Confirm ability to pay rent |
| Employment Certificate | Workers | Verify stable employment |
| Bank Statements | Sometimes | Show financial stability |
| Emergency Contact | All | Local contact person in Japan |
| Photo | Sometimes | Identification purposes |
Understanding Your Contract
The contract explanation meeting (重要事項説明) is legally required and crucial for understanding your obligations.
Moving In Process
Proper move-in procedures protect your security deposit and ensure a smooth tenancy.
Move-In Day Checklist
| Utility | Setup Method | When Available | Notes |
|---|---|---|---|
| Electricity | Call or online | Immediate | Breaker usually already on |
| Gas | Technician visit required | 1-3 days | Must be present for safety check |
| Water | Usually connected | Immediate | Submit form or call |
| Internet | Apply online/phone | 2-4 weeks | Check building restrictions first |
Foreigner-Friendly Options
| Option | Initial Cost | Contract | Best For |
|---|---|---|---|
| Regular Apartment | 4-6 months | 2 years | Long-term residents |
| UR Housing | 2-3 months | Flexible | No guarantor needed |
| Share House | 1-2 months | 1+ months | Short-term, social |
| Serviced Apartment | 1-2 months | 1+ months | Furnished, premium |
| Monthly Mansion | 1 month | 1+ months | Temporary housing |
Best Areas for Foreign Renters
| Area | Rent Range (1K) | Foreigner-Friendly | Character |
|---|---|---|---|
| Minato (Roppongi/Azabu) | ¥120k-200k | ★★★★★ | International, expensive |
| Shibuya/Meguro | ¥100k-150k | ★★★★ | Young professionals |
| Setagaya | ¥80k-120k | ★★★ | Residential, families |
| Nakano/Suginami | ¥70k-100k | ★★★ | Artistic, reasonable |
| Koto (Toyosu) | ¥90k-130k | ★★★ | Modern, bay area |
| Adachi/Katsushika | ¥50k-80k | ★★ | Budget, local |
Money-Saving Strategies
Reduce Initial Costs
Lower Monthly Costs
Essential Japanese Rental Phrases
| English | Japanese | Romaji |
|---|---|---|
| I'm looking for a room | 部屋を探しています | Heya wo sagashite imasu |
| Is it OK for foreigners? | 外国人でも大丈夫ですか | Gaikokujin demo daijoubu desu ka |
| When can I move in? | いつから入居できますか | Itsu kara nyuukyo dekimasu ka |
| How much is the rent? | 家賃はいくらですか | Yachin wa ikura desu ka |
| Security deposit | 敷金 | Shikikin |
| Key money | 礼金 | Reikin |
FAQs
No, regular apartments require at least a valid residence card. Tourists can only use hotels, Airbnb, monthly mansions, or specialized short-term accommodations like Sakura House that cater to temporary visitors.
Typically 4-6 times the monthly rent. For a ¥100,000/month apartment, prepare ¥400,000-600,000 for deposit, key money, agency fees, guarantor fees, insurance, and first month's rent.
Most foreigners use guarantor companies (保証会社). They charge 50-100% of one month's rent initially, plus annual renewal fees. Some foreigner-friendly services like UR Housing don't require guarantors at all.
Limited negotiation is possible, especially for properties vacant over 3 months. You might negotiate 5-10% off rent, free rent periods, or reduced agency fees. Key money and deposits are harder to negotiate.
Most leases auto-renew with a renewal fee (更新料) of 0.5-1 month's rent. You'll receive renewal notices 1-3 months before expiration. You can negotiate terms or move out with proper notice.
Give proper notice (usually 1-2 months), allow inspection, pay for damages beyond normal wear, and cleaning fees are often deducted. Take photos when moving in/out to document condition. Expect 50-80% back if no major damage.