Foreigners can rent apartments in Japan privately, but you need a guarantor company (保証会社), valid visa, and upfront costs of 4–6x monthly rent. Use foreigner-friendly agencies like Sakura House, Able, or Suumo’s foreigner support services to simplify the process.
Apartment hunting in Japan is stressful for everyone — but as a foreigner, you’re starting with a stack of extra obstacles. Some landlords will say no simply because of your nationality. The paperwork is in Japanese. The upfront costs are genuinely significant. And the “guarantor” requirement traditionally assumed you knew a Japanese person willing to vouch for you financially.
Here’s what it actually takes to get a place — and how to work around every one of those obstacles.
The Guarantor Problem (And How It’s Actually Been Solved)
Traditionally, Japanese landlords required a Japanese guarantor (保証人) — a Japanese person who’d agree to cover your rent if you couldn’t pay. Most foreigners obviously don’t have someone like that lined up.
In practice, most landlords now accept a guarantee company (保証会社) instead of a personal guarantor. You pay a fee — usually 50–100% of one month’s rent — and the company acts as your guarantor. This adds to move-in costs but eliminates the personal guarantor requirement entirely.
Documents You’ll Need
| Document | Notes |
|---|---|
| Residence card | Shows you legally live in Japan |
| Passport | For ID verification |
| Employment certificate (在職証明書) | Proves you have income |
| 3 months of payslips | Shows your salary |
| Bank statement | Shows you have savings |
| My Number card | Some landlords require it |
Get these ready before you start apartment hunting. Popular apartments go fast, and you don’t want to be scrambling for documents while someone else snaps up your first choice.
Set Your Budget
Standard rule: rent should be no more than 1/3 of your monthly salary.
In Tokyo, expect to pay:
- Studio (1K): ¥60,000–¥100,000/month
- 1 bedroom (1LDK): ¥100,000–¥150,000/month
- Outside the city center: 30–40% cheaper
Outside Tokyo — Osaka, Nagoya, Fukuoka — the numbers are significantly lower for the same amount of space.
Find Foreigner-Friendly Agencies
Not every real estate agency will work with foreigners, but these ones do:
- Able (エイブル) — Large chain, some English support
- Leopalace21 — Foreigner-friendly, furnished options
- Sakura House — Specifically for foreigners, share houses available
- Suumo / Homes — Online search portals (Japanese but easy to navigate)
When you contact an agency, ask upfront if they work with foreign residents. Saves everyone time.
View and Apply
Visit the property with the agent. Check the usual stuff — nearest train station and walk time, noise level, sunlight, storage space, whether internet is available.
When you apply, the landlord and guarantee company will check your income (usually must be 3x monthly rent), visa status and expiry date, and employment stability. Approval takes 3–7 days.
The Upfront Costs (Yes, They’re High)
This is the part that shocks most newcomers. Moving into a Japanese apartment requires a significant chunk of money upfront:
| Cost | Amount |
|---|---|
| Deposit (敷金) | 1–2 months rent |
| Key money (礼金) | 0–2 months rent |
| Agency fee (仲介手数料) | 1 month rent |
| Guarantee fee | 0.5–1 month rent |
| First month’s rent | 1 month |
| Total | 3–6 months rent |
Yeah. Budget 3–6 months of rent just to move in. It’s a lot, and it’s just how it works here. Some newer apartments and share houses have lower upfront costs, so if you’re on a tight budget, look for those.
Foreigner-Friendly Apartment Search Sites
| Site | Language | Best For |
|---|---|---|
| GaijinPot Apartments | English | New arrivals — English support, no-guarantor listings |
| Sakura House | English | Share houses & private rooms, low upfront costs |
| Suumo (スーモ) | Japanese | Largest inventory in Japan — filter for “外国人歓迎” |
| Homes (ホームズ) | Japanese | Wide coverage, similar to Suumo |
| UR Net | Japanese | Government housing — no guarantor, no key money |
No-Guarantor Options
If you’re a new arrival without Japanese income history, getting approved by a guarantee company can be difficult. These alternatives don’t require one:
UR 賃貸住宅 (UR Rental Housing)
UR is a government-backed housing corporation with over 70,000 properties across Japan. It’s one of the best options for foreigners because:
- No guarantor required
- No key money (礼金 = zero)
- No agency fee
- Apartments are generally well-maintained
You do need to meet income requirements (typically monthly income ≥ rent × 4). Find listings at ur-net.go.jp.
Share Houses
Share houses like Sakura House or Borderless House are built for international residents:
- Move in for 1–2 months deposit (no key money, no agency fee)
- Fully or semi-furnished
- Utility bills often included
- No guarantor required
Ideal for your first 3–6 months in Japan before you establish enough income history to qualify for a standalone apartment.
Monthly Mansions (マンスリーマンション)
Fully furnished short-stay apartments rented by the month. More expensive per month than a regular apartment, but require zero paperwork and no guarantor. Useful as a bridge while you apartment hunt.
How to Reduce Your Upfront Costs
The 3–6 month upfront total is not fixed. Here’s how to bring it down:
| Strategy | Potential Saving |
|---|---|
| Find “礼金なし” listings (no key money) | Save 1–2 months rent |
| Negotiate フリーレント (first month free) | Save 1 month rent |
| Use UR housing (no key money, no agency fee) | Save 2–3 months rent |
| Start with a share house | Save 2–4 months rent |
| Check “AD” properties (landlord pays agent, not tenant) | Save agency fee |
Tips That Actually Help
Look for “外国人歓迎” listings. This means “foreigners welcome.” Filter for it on Suumo or Homes to skip landlords who will reject you automatically.
Consider a share house first. Less paperwork, lower upfront cost, and a great way to meet people in Japan. Commit to a full apartment once you’ve settled and have income history.
Have your documents ready before you start. Popular apartments in central locations disappear within days. Prepare everything before you start searching.
Check your visa expiry. Many landlords won’t rent to you if your visa expires within a year. Renew first if needed.
Summary
Renting in Japan as a foreigner is manageable if you:
- Use foreigner-friendly agencies or platforms like GaijinPot Apartments
- Prepare all documents in advance
- Budget for 3–6 months of rent as upfront costs — or choose UR/share house to reduce this significantly
- Consider a share house as an easier first step
Frequently Asked Questions
Can foreigners rent apartments in Japan? Yes — thousands of foreigners rent apartments in Japan. It’s more involved than in many countries, but entirely doable using foreigner-friendly agencies and platforms. The key is finding landlords who accept foreigners (“外国人歓迎”) and having your documents ready.
How much does it cost to rent an apartment in Japan? In Tokyo, expect ¥60,000–95,000/month for a studio and ¥100,000–170,000/month for a 1LDK. Osaka and Fukuoka are 30–40% cheaper. On top of monthly rent, budget 3–6 months of rent for upfront move-in costs (deposit, key money, agency fee, guarantee fee).
Do I need a guarantor to rent an apartment in Japan? Most modern landlords accept a guarantee company (保証会社) instead of a personal Japanese guarantor. You pay a fee of roughly 0.5–1 month’s rent. UR rental housing is the main exception — it requires neither a personal guarantor nor a guarantee company.
What is key money (礼金) in Japan? Key money is a non-refundable payment to the landlord at move-in — typically 1–2 months’ rent. It’s a traditional practice, but many newer apartments and UR properties charge zero key money. Always check for “礼金なし” listings to avoid this cost.
Which real estate agencies work with foreigners in Japan? Able (エイブル), Leopalace21, Sakura House, and Tokyo Rent all actively work with foreign residents. GaijinPot Apartments is an English-language platform specifically for foreigners. UR housing is government-run and foreigner-friendly by policy.
Travel insurance tip: If you travel outside Japan, your Japanese health insurance won’t cover you. SafetyWing is a popular choice for expats — affordable monthly plan, covers you worldwide.
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