Renting

Quick Answer Japan’s guarantor (保証人, hoshounin) system is a major barrier for foreigners who have no Japanese contacts. The good news: rent guarantor companies (家賃保証会社) replace the personal guarantor — you pay 0.5–1 month’s rent upfront (+ annual renewal fee), and they guarantee your rent instead. UR Housing requires no guarantor or deposit. Share houses (like Oak House or Village House) also skip the guarantor system entirely. You found a great apartment in Japan. The landlord said yes. Then the real estate agent asks: “Do you have a Japanese guarantor?” ...

Japan’s rental market has some of the most unique requirements in the world — guarantors, agency fees, key money, and landlords who sometimes decline foreign applicants. Understanding the system gives you a real edge. Here’s a practical guide to renting in Japan as a foreigner. 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. ...

What you'll learn in this guide The main apartment search platforms in Japan — and which ones foreigners can actually use How to read Japanese apartment listings without fluent Japanese What “foreigner OK” (外国人可) means and how to find these listings GaijinPot Housing, UR Housing, and share house platforms explained How to contact landlords and schedule viewings as a foreigner Quick Answer The main apartment search websites in Japan are SUUMO, Homes.jp, and AtHome. These are in Japanese but Chrome’s auto-translate makes them navigable. For English-language platforms, GaijinPot Housing and Sakura House are the most foreigner-accessible. UR Housing offers guarantor-free, no-key-money apartments through a Japanese government website. ...

Quick Answer Key money (礼金, reikin) is a non-refundable payment of 1–2 months’ rent made directly to the landlord when signing a Japanese lease. It is not a deposit — you get nothing back. Combined with security deposit (敷金), agency fee (仲介手数料), and guarantor insurance, move-in costs in Japan typically reach 4–6 months’ rent before you spend a yen on furniture. Key money has no legal requirement — many apartments, especially newer ones and UR housing, no longer charge it. ...

Quick Answer Japanese landlords can legally refuse foreign tenants — and many do. Your best path: use foreigner-specialist agencies (GaijinPot Apartments, Sakura House, Able), look for UR housing (government-run, zero discrimination by policy), or go for share houses while building rental history. Having a Japanese guarantor or using a corporate guarantor service (e.g. GTN, ORIX) dramatically increases your acceptance rate. You found a great apartment, submitted your documents, waited — and then got the politely worded rejection. Or the agency told you upfront: “The landlord prefers Japanese tenants.” It’s one of the most common frustrations foreigners encounter in Japan, and it’s not something most expat guides prepare you for. ...