If you’re planning to live in Japan—whether for work, study, or adventure—you’ll eventually face one of the most confusing challenges of all: renting an apartment. Japan’s rental system can feel different from what you may be used to in the US, UK, Europe, or other Asian countries. Terms like key money, guarantor, and room viewing etiquette can be surprising even for long-term residents.
But don’t worry—this guide walks you through everything from searching for a property to signing the contract and moving in. By the end, you’ll feel confident and prepared to start your apartment-hunting journey.
How to Search for Rental Properties in Japan
In Japan, most apartment hunting starts online or by visiting a real-estate office (不動産屋 / fudōsan-ya). The process is straightforward once you understand the basics.
1 Popular Property Search Websites
These websites are commonly used and available (partially or fully) in English:
- SUUMO – Huge listing database; easy filters
- HOME’S – Clean UI with lots of photos
- CHINTAI – Renter-friendly with good search tools
- GaijinPot Housing – Designed for foreigners; often no guarantor needed
- Realestate Japan – English-friendly with short-term and furnished options
Most Japanese websites do not allow you to contact the property owner directly—you typically send an inquiry and a real estate agent becomes the intermediary.
2 Key Filters to Use
When searching, these filters help narrow down your options:
- Preferred train line or station
- Maximum rent (家賃 / yachin)
- Distance from station
- Floor plan (1R, 1K, 1DK, 1LDK, etc.)
- Building type (wooden, steel, reinforced concrete)
- Age of building
- Pet-friendly
- Separate bath & toilet (a must for many renters)
- Auto-lock or security features
Japan is a train-based society, so most listings emphasize the walking time to the nearest station. “10 minutes” is considered average; “5 minutes” is excellent.
What to Expect From Japanese Rental Prices
Rent varies greatly depending on city and neighborhood.
- Tokyo 23 Wards: Most expensive
- Osaka, Kyoto, Yokohama: Moderate but rising
- Sapporo, Fukuoka, Nagoya: Affordable and foreigner-friendly
Keep in mind that Japanese apartments are generally small, especially in central Tokyo. A 20–25㎡ studio is normal for a single person.
Understanding Japanese Rental Terminology
Many foreigners are surprised by Japan’s unique rental fees. Here are the main ones you’ll encounter:
- Key Money (礼金 / reikin): A non-refundable “gift” to the landlord.
- Security Deposit (敷金 / shikikin): Usually refundable after cleaning/damages.
- Agency Fee (仲介手数料): Often equal to 1 month’s rent.
- Guarantor Fee (保証会社利用料): Required if you don’t have a Japanese guarantor.
- Renewal Fee (更新料): Usually required every 2 years.
- Fire Insurance (火災保険): Mandatory.
- Lock Exchange Fee (鍵交換費用): Required when you move in.
Not all properties require all of these.
| Fee Type | Description |
|---|---|
| Key Money (Reikin) | Non-refundable gift paid to the landlord (usually none or 1 month rent) |
| Security Deposit (Shikikin) | (usually 1-2 month rent)Refundable after moving out, minus cleaning/damage fees |
| Agency Fee | Fee paid to the real estate agent (usually 1 month rent) |
| Guarantor Company Fee | Required if you don’t have a personal guarantor |
| Renewal Fee | Paid every 1–2 years to renew the contract |
How to Contact Real Estate Agents
Once you find a property you like, click inquiry, and a real estate agent will contact you.
Most will ask:
- Employment status
- Visa type and length
- Expected move-in date
- Budget
- Whether you speak Japanese
- Whether you have a guarantor
Some agents are more foreigner-friendly than others. If you feel uncomfortable or pressured, it’s fine to switch agencies—they all can access the same listings.
Scheduling and Preparing for a Room Viewing (内見 / Naiken)
1 What to Bring
- Passport or residence card
- A notebook or your phone for taking photos
- Questions for the agent
- A mask if required (varies by area)
2 What to Check During the Viewing
Inside the apartment:
- Water pressure
- Closet and storage space
- Noise from neighbors or street
- Natural light and sun exposure
- Mobile signal strength
- Location of outlets
- Smell (mold is common in older units)
Surroundings:
- Convenience stores
- Supermarket
- Train noise
- Safety of the neighborhood
- Nighttime atmosphere
3 Viewing Etiquette
- Remove shoes at the entrance
- Avoid touching too many things
- Do not open personal cabinets in occupied units
Tip for Room Viewings
Sometimes, real estate agents may pressure you by saying something like, “This is a very popular property, so if you don’t sign the contract now, it will probably be gone by tomorrow.” While it’s true that popular apartments can get rented quickly, don’t rush into signing without carefully checking everything. Take your time to make sure the property truly meets your needs before committing.
Why Foreigners Sometimes Get Rejected (and How to Avoid It)
It’s unfortunate, but some landlords in Japan still hesitate to rent to foreigners due to language concerns or past difficulties.
Common Reasons:
- Poor Japanese communication
- Short visa duration
- No guarantor
- Unstable income
- Cultural misunderstandings (e.g., noise, garbage rules)
How to Increase Approval Chances
✔ Use a foreigner-friendly agency
✔ Provide clear proof of income
✔ Have a guarantor company ready
✔ Show stable employment
✔ Avoid bargaining aggressively
✔ Mention your basic Japanese ability if applicable
✔ Prepare a polite introduction message (the agent can pass it to the landlord)
A short, friendly introduction can make a big difference.
The Application Process (申込 / Moushikomi)
Once you decide on a property, you submit an application.
Typical information required:
- Full name
- Phone number
- Employer details
- Income
- Emergency contact (in Japan if possible)
- Visa type/expiry
- Move-in date
Approval usually takes 1–7 days.
Signing the Contract (契約 / Keiyaku)
Once approved, you’ll meet at the agency office to sign a mountain of documents. Your real estate agent will explain everything (often in Japanese), including:
- Rent and fees
- House rules
- Renewal policies
- Penalties for early cancellation
- Garbage disposal rules
You will pay all initial fees on this day.
You then receive:
- Rental contract
- Apartment rules booklet
- Keys (or key pickup instructions)
Move-In Preparation Checklist
Before moving into your new apartment:
- Set up utilities
- Electricity
- Gas (requires in-person activation)
- Water
- Arrange internet installation (can take 1–3 weeks!)
- Book a moving company
- Register your new address at the city hall within 14 days
- Check the condition report and take photos of everything when you move in
→What You Should Know Before Hiring a Moving Company in Japan
Tips for a Smooth Apartment Life in Japan
- Follow garbage sorting rules; each area has strict schedules
- Keep noise low, especially at night
- Inform the landlord/agent immediately if something breaks
- Pay rent on time (late payments affect future applications)
Recommended Websites for Foreigners
These platforms are especially helpful:
- GaijinPot Housing – English support, foreigner-friendly properties
- Realestate Japan – Bilingual search
- LeoPalace21 – Simple rentals with furniture (mixed reviews but convenient)
Average Initial Costs for Renting an Apartment in Japan
One of the biggest shocks for foreigners renting in Japan is the high upfront cost. Even if the monthly rent is reasonable, the move-in fees can add up quickly. Understanding these costs helps you plan your budget and avoid surprises.
Here’s what most people pay when moving into a typical apartment in Japan:
1 Breakdown of Typical Initial Costs
While every property is different, a common formula looks like this:
- First month’s rent
- Security deposit (1 month)
- Key money (0–1 month, depending on property)
- Agency fee (1 month)
- Guarantor company fee (50–100% of monthly rent)
- Lock exchange fee (¥10,000–¥30,000)
- Fire insurance (¥10,000–¥20,000 for 2 years)
- Cleaning fee (¥20,000–¥40,000)
- 24-hour support fee (optional, ¥10,000–¥20,000)
2 So How Much Does It Usually Cost?
For a typical apartment in Tokyo with monthly rent of ¥80,000, the average upfront cost is:
- Low range (no key money property): ¥200,000–¥280,000
- Middle range (standard property): ¥300,000–¥400,000
- High range (key money + high agency fee): ¥400,000–¥500,000+
A common rule of thumb is:
Expect to pay 3–5 months’ rent upfront when moving into a traditional Japanese apartment.
Foreigners often choose “no key money” (礼金なし) listings to reduce costs.
3 Ways to Reduce Initial Costs
If you want to avoid paying too much upfront:
✔ Look for no key money (礼金なし) listings
✔ Choose no deposit or “zero-zero” campaigns (敷金・礼金ゼロ)
✔ Consider furnished apartments targeted at foreigners
✔ Use UR Housing, which requires no key money, no agency fee, and no guarantor
✔ Avoid luxury apartments where fees are higher
While cheap initial cost options exist, always check contract details carefully to avoid high renewal or exit fees.
In Closing
Finding an apartment in Japan can feel overwhelming, but a good real estate agent will genuinely try to help you and search for places that match your needs. Start by clearly communicating your ideal conditions. If it becomes difficult to find the perfect place, it’s important to discuss possible compromises with your agent. Popular neighborhoods and stations tend to have higher rents, so looking a few stops away from your preferred area can often lead to better options.
I hope you’ll find a place that feels just right for you.
Thank you for reading.
