Renting in Japan as a foreigner is more paperwork-heavy than in many countries, but it’s very doable. Here’s how the process works.
Overview of the Process
- Search for apartments online or through an agent
- Visit properties with a real estate agent (fudōsan-ya)
- Apply — submit documents and get screened
- Sign the contract and pay upfront costs
- Move in
Where to Search
| Site | Language | Notes |
|---|---|---|
| Suumo (suumo.jp) | Japanese | Largest listing site in Japan |
| Homes (homes.co.jp) | Japanese | Also very large |
| GaijinPot Apartments | English | Foreigner-friendly, bilingual support |
| Sakura House | English | Share houses and apartments, no key money |
| Tokyo Apartments | English | Tokyo-focused, English support |
| UR Rental Housing | Japanese/partial English | Government housing, no key money, no guarantor |
Tip: UR (都市再生機構) apartments are excellent for foreigners — no key money, no agency fee, no guarantor needed. Downsides: older buildings, limited availability in central areas.
Understanding the Costs
Renting in Japan involves large upfront costs. Before moving in, budget for:
| Cost | Amount | Notes |
|---|---|---|
| Deposit (敷金) | 1–2 months’ rent | Refundable (minus cleaning/repairs) |
| Key money (礼金) | 0–2 months’ rent | Non-refundable gift to landlord |
| Agency fee (仲介手数料) | 1 month’s rent | Paid to real estate agent |
| First month’s rent | 1 month | |
| Insurance (火災保険) | ¥10,000–¥20,000/year | Mandatory, covers fire and damage |
| Lock replacement (鍵交換) | ¥10,000–¥20,000 | Optional but often required |
Total upfront: Often 4–6 months’ rent. This is a lot — plan ahead.
Key money (reikin) is becoming less common. Search for 礼金なし (no key money) listings to reduce upfront costs.
Documents Required
You’ll typically need:
- Residence card (在留カード)
- Passport
- Proof of income — pay stubs, employment contract, or employer letter
- My Number card or notification letter
- Guarantor (保証人) or guarantor company (保証会社)
Guarantor
Most landlords require a guarantor who is a Japanese resident and will cover rent if you default. If you don’t have one, use a guarantor company (hoshō gaisha). Most real estate agents can arrange this.
Cost: around 50–100% of one month’s rent as a setup fee, then ~¥2,000–¥5,000/month ongoing.
The Application and Screening Process
After finding an apartment you like:
- Fill in an application form (mōshikomi-sho)
- Submit documents — identity, income, guarantor info
- Landlord or management company screens you (1–3 business days)
- Approved → proceed to contract
- Rejected → try another property
Some landlords still refuse foreign tenants (gaijin okotowari). This is illegal discrimination but unfortunately still occurs. Agents specializing in foreigner rentals know which landlords are open.
Signing the Contract
The contract (chinshaku keiyaku) is in Japanese. Key points to check:
- Monthly rent and what’s included (water? management fee?)
- Contract length — usually 2 years with renewal option
- Renewal fee (kōshin ryō) — often 1 month’s rent every 2 years
- Notice period for moving out — usually 1–2 months’ notice required
- Restoration rules — what counts as tenant responsibility for repairs
Ask the agent to explain anything unclear. For important contracts, consider using a translation service or asking a Japanese-speaking friend to review.
Moving In
On move-in day:
- Inspect the apartment carefully and photograph all existing damage
- Report any issues to the agent immediately — in writing
- This protects your deposit when you leave
Also do these within your first week:
- Register your new address at city hall within 14 days
- Set up electricity, gas (requires appointment), and internet
- Update your address on your residence card if moving wards
See our Moving to Japan Checklist for the full first-week admin list.
Monthly Costs Beyond Rent
| Cost | Typical Amount |
|---|---|
| Management fee (管理費) | ¥5,000–¥15,000 |
| Electricity | ¥5,000–¥15,000 |
| Gas | ¥3,000–¥8,000 |
| Water | ¥1,500–¥3,000 |
| Internet | ¥4,000–¥6,000 |
| Guarantor company fee | ¥2,000–¥5,000 |
Budget 30–40% above your base rent for total monthly housing costs.
Bottom Line
UR apartments are the easiest entry point — no key money, no guarantor. For regular apartments, use a foreigner-friendly agency (GaijinPot, Sakura House) and budget 4–5 months’ rent upfront. Register your address at city hall within 14 days of moving in.