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Housing & Relocation

The complete 2025-2026 guide to renting in Tokyo. Neighborhood profiles, pricing, move-in costs, and relocation logistics.

Tokyo's rental market in 2025-2026 presents a paradox: yen depreciation has made the city a relative bargain for dollar-earners, yet the premium expat segment (Minato-ku, Shibuya-ku) has surged 6-7% year-over-year. The infamous "6-month rule" means upfront costs equal 5-6 months of rent before you get your keys.

The market has polarized into a Two-Tier Structure: modern towers in Minato/Shibuya with transparent pricing and English-speaking agents, versus traditional stock where key money, guarantors, and "no foreigners" policies persist. For the Western professional, the "Gatekeeper" agencies (Ken Corporation, Homat, Plaza Homes) are essential navigators.

Market Reality

The Documentation Firewall

Japanese landlords require things foreigners often lack. Working with expat-specialized agencies is not optional—it's essential.

Residence Card

Not available on tourist/nomad visas. Creates chicken-and-egg problem.

Income Proof

30% income rule: rent must be ≤30% of gross monthly salary.

Emergency Contact

Must be Japan-resident, Japanese-fluent, with valid phone.

The "Emergency Contact" requirement is the most critical unstated hurdle for new arrivals without Japanese connections.

Circular Dependency

The Residence Card Catch-22

To get a Residence Card (Zairyu Card), you need a registered address. To sign an apartment lease, you need a Residence Card. This creates a circular dependency that traps new arrivals.

Solution 1: Hotel/Hostel Address

Use long-stay hotel address for initial registration, then update.

Solution 2: Serviced Apartment

Monthly mansions accept foreigners without card; provides temp address.

Market Structure

The "No Gaijin" Reality

Japanese landlords can legally refuse foreigners. This is not exceptional—it's the default for traditional stock. Refusals are rooted in risk aversion: language barriers, garbage sorting violations, and "flight risk" (leaving Japan mid-lease). The expat-friendly market is approximately 30-40% of total listings.

Guarantor Requirement: 70-80% of leases require hosho-gaisha (guarantor company). Cost: 30-100% of one month's rent, plus annual renewal fees. This is mandatory infrastructure, not optional.

Market Snapshot 2025

+6.7% average across 23 wards
Rent YoY Growth
4-5% in premium family units (Hiroo, Azabu)
Premium Vacancy
¥150 = $1 USD (volatile)
Exchange Rate
5-6 mo
Upfront Cost

Pricing Data

Rental Price Benchmarks (Monthly)

Unit TypeLayoutSize (m²)Rent (JPY)Rent (USD)
Studio / 1KSingle room + kitchenette25 - 40¥120,000 - ¥220,000/month$800 - $1,460/month
1BR / 1LDK1 Bed + Living/Dining/Kitchen40 - 60¥180,000 - ¥350,000/month$1,200 - $2,330/month
2BR / 2LDK2 Beds + LDK60 - 90¥350,000 - ¥700,000/month$2,330 - $4,660/month
3BR / 3LDK3 Beds + LDK (Family Unit)90 - 140+¥650,000 - ¥1,600,000/month$4,330 - $10,660/month
Luxury House4BR+ Detached Home200+¥1,500,000 - ¥3,000,000/month$10,000 - $20,000/month

The '1/3rd Rule': Monthly rent should not exceed 30% of gross monthly income. Example: To rent ¥200,000 apartment, need ¥660,000/month gross (~¥8M annual)

Premium Districts

Central Expat Neighborhoods

The traditional expat heartland with schools, English services, and international community.

Hiroo

Shibuya • Expat families with school-age children, especially Sacred Heart/ASIJ bus routes

Universally recognized epicenter of expatriate family life. Self-contained village feeling between Roppongi's nightlife and Ebisu's dining scene.

Vibe:

Affluent yet understated. Old money aesthetic with boutique bakeries, florists, and open-air cafes.

Arisugawa Park as community backyardNational Azabu for imported groceriesSacred Heart School walking distance
¥350,000 - ¥1,500,000+/month (2-3LDK)

Azabu-Juban / Moto-Azabu

Minato • Diplomats, wealthy entrepreneurs, expats wanting authentic Tokyo experience

Fascinating duality: traditional shotengai (shopping street) at Azabu-Juban, ultra-exclusive hilltop residences at Moto-Azabu.

Vibe:

Best of both worlds - traditional taiyaki shops by day, high-end French bistros by night. Annual Summer Festival is a major event.

Diplomatic heart with heavy police presenceExcellent dining varietyNamboku and Oedo Line access
¥400,000 - ¥1,500,000+/month

Roppongi

Minato • Single executives, power couples prioritizing efficiency over community

Rebranded from nightlife hub to high-end business/culture center anchored by Roppongi Hills and Tokyo Midtown.

Vibe:

Live-work-play for executives. Commute measured in elevator rides. Global financial institutions headquartered here.

World-class cultural venues (Mori Art Museum)Tokyo Midtown medical centerWalkable to offices
¥300,000 - ¥2,500,000+/month

Design Districts

Creative & Trendy Neighborhoods

For design-conscious expats seeking aesthetic living.

Daikanyama

Shibuya • Design-focused families, creative professionals, those who value aesthetics

Tokyo's Brooklyn/Notting Hill. Low-rise architecture, pedestrian streets, zero neon. Aesthetic capital of residential Tokyo.

Pros
  • + Stroller-friendly and quiet
  • + Open-air cafes, organic grocers
  • + Walk to Ebisu (Yamanote Line)
Cons
  • - Limited housing inventory
  • - Premium pricing for aesthetic
  • - Farther from international schools
¥250,000 - ¥800,000/month

Nakameguro

Meguro • Couples, singles seeking trendy local neighborhood

Famous for cherry-blossom-lined canal. Trendy, youthful, boutique-heavy.

Pros
  • + Beautiful canal-side living
  • + Trendy cafes and boutiques
  • + Toyoko Line to Yokohama/Shibuya
Cons
  • - Family-sized housing scarce
  • - Crowded during cherry blossom season
  • - Prices rising rapidly
¥180,000 - ¥500,000/month

Residential & Bay Area Options

For families prioritizing space, parks, and modern amenities over central location.

Yoyogi-Uehara

Shibuya • Long-term resident families, nature lovers, those prioritizing space over convenience

Suburban sanctuary west of Yoyogi Park. Low-rise residential with 'hometown' community feel.

Quiet, green, and communal. Strong bonds among long-term residents.

¥200,000 - ¥600,000/month

Shirokane / Shirokanedai

Minato • Families wanting Japanese neighborhood with international school access

'Platinum Coast' - exceptionally green with Institute for Nature Study. Upscale domestic luxury quieter than Roppongi.

Refined Japanese affluence. Less international but excellent school bus access.

¥280,000 - ¥900,000/month

Toyosu / Kachidoki

Bay Area

Koto / Chuo • Young families prioritizing space and modernity over location

Massive high-rise 'tower mansions' on reclaimed land. Modern, spacious, family-oriented.

New Tokyo aesthetic. Lacks traditional charm but offers modern convenience.

¥200,000 - ¥500,000/month

Financial Planning

Move-In Costs: The "6-Month Rule"

Unlike Western markets, Tokyo requires 5-6 months of rent upfront before you get your keys. Budget accordingly.

First Month Rent

Maeyachin
1.0 month

Paid in advance. Often pro-rated based on move-in date.

Security Deposit

Refundable
Shikikin
1.0 - 2.0 months

Held against damages. Cleaning fees almost always deducted upon exit.

Key Money

Reikin
1.0 - 2.0 months

'Gratitude' payment to landlord. Originates from post-war housing shortage. Non-negotiable in high-demand areas.

Agency Fee

Chukai-tesuryo
1.0 month + tax

Commission to real estate agent. Capped by law at 1 month.

Guarantor Company Fee

Hoshogaisha
0.5 - 1.0 month

Fee to corporate guarantor (replaces individual Japanese guarantor).

Fire Insurance

Kasai Hoken
¥20,000 (2 years)

Mandatory liability and property insurance.

Lock Exchange

Kagi-kokan
¥20,000 - ¥30,000

Cost to re-key cylinder. Mandatory in 90% of leases.

Renewal Fee

Koushinryo
1.0 month (every 2 years)

Unique to Kanto region. Adds ~4.1% to annualized cost.

Example: A ¥200,000/month apartment requires ~¥1,000,000 - ¥1,400,000 upfront (first month + 1-2 deposit + 1-2 key money + agency + guarantor + insurance + keys).

Hidden Recurring Cost: Renewal Fee

Every 2 years, tenants pay an additional 1 month's rent to the landlord plus administrative fees to the agency. This effectively adds ~4.1% to your annualized housing cost. Factor this into long-term budgets.

Recommended Real Estate Agencies

Working with specialized agencies is crucial for expats. Local neighborhood agencies ("fudosan-ya") often don't accept foreign tenants.

Ken Corporation

Premium

Absolute giant of expat luxury market (budgets ¥400,000+/month). Deep ties with Mori Building, Mitsui. Go-to for corporate leases and diplomats. 'Ken's Selection' exclusive inventory.

Visit website

Plaza Homes

Premium

Similar pedigree to Ken Corp. Strong 'soft landing' support: furniture leasing, school placement advice, community events. Heavy Hiroo/Azabu inventory.

Visit website

Blackship Realty / Tokyo Portfolio

Mid-Range

Tech-enabled, transparent process. Virtual tours and digital contracts. Good for professionals (engineers, creatives) without massive corporate packages.

Visit website

Apts.jp

Mid-Range

Boutique Akasaka agency. Unique 'No Guarantor / No Key Money' filters. Aggressive tenant-side negotiation. Highly rated for transparency.

Visit website

GaijinPot Apartments

Portal

Aggregator portal (like Zillow). Housing Service acts as guarantor for fee. Useful for research but inquiry goes to random agents.

Visit website

Real Estate Japan

Portal

English-language portal with wide listings. Good for price research. Connect with multiple agents.

Visit website

Temporary Housing Options

Most expats spend 1-3 months in temporary housing while searching for a permanent apartment.

Serviced Apartments

¥450,000 - ¥1,200,000+/month

Concierge, housekeeping, zero setup, English staff

Prohibitive for self-payers

Recommended

Monthly Mansions

¥120,000 - ¥300,000/month

Much cheaper than hotels, no key money, utilities included

Most rational choice for first 1-3 months while securing long-term housing

Share Houses

¥60,000 - ¥100,000/month

Budget-friendly, great for networking

Shared facilities, less privacy

Logistics

Shipping Costs to Tokyo (2025)

USA (West Coast) to Tokyo

20ft Container:$1,500 - $5,000
40ft Container:$2,500 - $10,000
Transit Time:15 - 20 days

High volume route (LA/Long Beach to Yokohama). Frequent sailings, competitive rates. Watch California drayage costs.

USA (East Coast) to Tokyo

20ft Container:$3,000 - $6,000
40ft Container:$4,500 - $12,000
Transit Time:25 - 35 days

Routes traverse Panama Canal. Drought restrictions or congestion may add surcharges.

UK to Tokyo

20ft Container:£1,000 - £2,500 ($1,300 - $3,200)
40ft Container:£1,400 - £4,000 ($1,800 - $5,100)
Transit Time:35 - 55 days

Standard Suez Canal route. Red Sea security issues may force Cape of Good Hope routing (50+ days). Check current fuel surcharges.

Australia to Tokyo

20ft Container:$1,200 - $2,500
40ft Container:$2,500 - $5,000
Transit Time:17 - 25 days

Direct routes from Sydney/Brisbane. Fremantle (Perth) offers shortest transit.

Top Moving Companies

1

Yamato Transport (Kuroneko Yamato)

mid-range

Japan (Global Network)

Japan's backbone logistics company with the black cat logo. Asset-heavy model ensures total chain-of-custody control. 'Tanshin' (single person) flat-rate packs for budget moves.

Door-to-DoorTanshin PacksArt Box PackingClimate Storage
2

Nippon Express (Nittsu)

premium

Japan (900+ branches in 56 countries)

Top-tier global logistics heavyweight. 'Heartliner' moving service preferred by Japanese multinationals. In-house customs clearance capability without third-party brokers.

Corporate RelocationFull Pack/Self PackCustoms BrokerageVehicle Logistics
3

Sakai Moving Service

mid-range

Japan (Est. 1971)

Panda-mascot domestic giant expanding internationally. Pure moving company DNA (not logistics). Known for speed and aggressive pricing.

Quality MovingTiered Packing PlansCompetitive PricingNegotiable Rates
4

Fukuoka Soko

mid-range

Japan

Old Hand serving diplomatic, military, and corporate sectors since foundation. Deep integration with Western expat community. Warehousing core competency.

High-Touch Complex MovesAntiques/Sensitive EquipmentSecure StoragePiano/Safe Moving
5

Asian Tigers Japan

premium

Asia-Pacific Network

Premier Asian relocation brand. RMC model viewing moving as one component of 'relocation.' End-to-end mobility solutions including visa support and home search.

Relocation ManagementVisa SupportHome SearchPet & Vehicle Coordination
6

Crown Relocations

premium

Global

Global monolith with unified network. 'One company' model from Crown London to Crown Tokyo reduces finger-pointing between agents.

Total MobilityImmigration SupportSchool SearchCrown Care Protection

Japan Customs: Critical Information

C-5360 (Unaccompanied Articles Declaration)

CRITICAL - The single most important failure point for new arrivals

  1. 1.Obtain two paper copies at airport (on plane or customs desk)
  2. 2.Proceed to Customs inspection counter at Narita/Haneda
  3. 3.Present paper forms to officer (digital QR code NOT sufficient)
  4. 4.Officer stamps both copies, keeps one, returns stamped original
  5. 5.Mail stamped original to your mover

Without physical stamped paper, goods cannot clear customs as personal effects. Visit Japan Web QR code does NOT replace this.

Prohibited Items

  • Narcotics: Zero tolerance. Includes Cannabis, CBD oils with ANY THC, Methamphetamines, Cocaine.
  • Firearms & Swords: Handguns banned. Swords (even decorative) require police permits BEFORE import.
  • Pornography: Uncensored adult material prohibited.
  • Counterfeit Goods: Fake designer items confiscated.

Restricted (Permits Required)

  • Medications: 2 months' supply allowed. Psychotropics (Adderall, some sleeping pills) often banned or need 'Yakkan Shoumei' certificate.
  • Food: Meat products (jerky, ham) banned from most countries. Fresh fruit/veg banned. Rice subject to quotas.

Pet Relocation: The 180-Day Rule

Japan is rabies-free. Rigorous import protocol based on origin country classification.

Designated Regions (Easy)

Regions: Iceland, Australia, New Zealand, Fiji, Hawaii, Guam

Quarantine: ~12 hours upon arrival

Non-Designated (180-Day Wait)

Includes: USA, UK, Europe, Asia, Africa

UK is NOT designated - must follow strict protocol despite common assumption

Start rabies protocol 7-8 months before departure.

Relocation Timeline

1

Pre-Move Survey (Weeks 1-4)

  • •Obtain 3 mover quotes
  • •Finalize contract and dates
  • •Start pet rabies protocol if applicable (ideally 7-8 months out)
2

Packing & Export Customs (Week 5)

  • •Movers pack (2-3 days for 3-bedroom)
  • •Export customs clearance at origin (3-5 days)
  • •Ship container
3

Sea Transit (Weeks 6-12)

  • •Container in transit (15-55 days depending on origin)
  • •Prepare arrival documents
  • •Arrange temporary housing in Tokyo
4

Arrival & Bonded Storage (Variable)

  • •Goods arrive Tokyo/Yokohama, held in bonded warehouse
  • •You must arrive and complete visa stamping first
  • •Container cannot clear until you submit stamped C-5360
5

Import Customs (Week 13)

  • •Submit stamped C-5360 to mover
  • •Customs clearance (3-5 days)
  • •Schedule delivery
6

Delivery (Week 14)

  • •Final delivery to residence
  • •Note: Narrow Tokyo streets may require shuttle truck (extra cost)
  • •Unpack and settle

Key Takeaways

Strategic Recommendations

Budget for 6 Months Upfront

The 'Initial Cost Wall' is rigid: deposit + key money + agency fee + first month = 5-6 months of rent in cash before keys.

Solve the Emergency Contact

If you lack a Japanese contact, ask company HR immediately or use paid services via agencies like GTN.

The Unfurnished Arbitrage

If staying 2+ years, resist furnished premium. Use furniture subscription services or buy second-hand.

Leverage Specialists

Don't walk into local Fudosan-ya. Use Ken Corp, Blackship, or Plaza Homes for foreigner-eligible inventory.

Move Fast

Good properties lease in 24-48 hours. Have documents ready before viewing.