Finding an apartment in Japan is exciting, but it can also feel overwhelming if you’re not familiar with the local system. The process is detailed, the paperwork is strict, and the costs often surprise newcomers. By understanding each stage you’ll save yourself time, stress, and unnecessary expenses.
Searching for Foreign Friendly Apartments
Not every landlord is eager to rent to foreigners. Some worry about communication issues, while others prefer tenants who understand Japan’s rental customs. To improve your chances, it’s best to start with platforms that already cater to international residents:
- Suumo: Japan’s largest property portal. While mostly in Japanese, its scale means you’ll find a wide variety of listings. Many agencies posting here have worked with foreigners before.
- Realestate Japan: Designed specifically for international renters, is offers English support and a mix of apartments, share houses, and serviced units.
- Homes.co.jp: One of Japan’s largest property portals, with an enormous database of listings across the country. While mostly in Japanese, many agencies behind the ads are used to working with foreigners, and it offers detailed search filters that make narrowing down options easier.
Walking into a local fudōsan (real estate office) near the train station is also common. Agencies have access to a shared database, meaning even if you walk into a small neighborhood office, they can show you listings across the city.
Application Process
Once you’ve found an apartment, the next stage is applying. This part feels more like applying for a loan than simply signing a lease. Landlords and agencies want to be certain that tenants are stable and trustworthy. Here’s what you’ll usually need:
Application Form (申込書/mōshikomi-sho)
This document collects personal details, employment information, annual income, and an emergency contact. It’s the starting point for screening.
Proof of Identity
Your residence card (zairyū card) and passport are standard. If you’re a student, a certificate of enrollment may also be required.
Proof of Employment or Income
Recent payslips, a tax certificate (gensenchōshūhyō), or an employment contract are often necessary. Freelancers may be asked for bank statements.
Emergency Contact in Japan
Usually a Japanese citizen, though some agencies accept foreign residents with stable status.
Guarantor or Guarantor Company
Most landlords require a guarantor. If you don’t have one, you’ll need to register with a guarantor company, which checks your financial background and charges a fee.
Hanko Stamp or Signature
Contracts in Japan are often stamped with a registered seal (hanko). While many landlords now accept signatures from foreigners, having a hanko makes the process smoother.
Screening can take a few days. If accepted, you’ll receive a draft of the rental contract and instructions for payment.
Cost of Renting an Apartment in Japan
Rent itself isn’t the only number you need to worry about. Japan’s move-in costs are infamous for being high, often four to five times the monthly rent. Here’s a clear breakdown:
Security Deposit (敷金/shikikin)
Usually one to two months’ rent. It covers potential damages and cleaning. Full refunds are rare.
A traditional non-refundable “thank you” payment to the landlord, usually one to two months’ rent. Though less common in some areas, it still appears in many contracts. It is also paid every time you renew your contract.
Agent’s Fee
Generally equal to one month’s rent, paid to the real estate agency for their services.
Guarantor Company Fee
If you use a guarantor company, expect to pay 50% to 100% of one month’s rent upfront.
Additional Charges
- Lock change fee: around ¥20,000.
- Fire insurance: roughly ¥20,000 for two years.
- Maintenance fees: sometimes added to rent, especially in newer buildings.
To put this into perspective, if your apartment costs ¥100,000 per month (about $660), the upfront move-in package can total ¥400,000–¥500,000.
After moving in, expect monthly utilities of around ¥25,000–¥30,000 for electricity, gas, water, and internet. Rent tends to remain stable over time, with increases being rare compared to many Western countries. Employees at JoynTokyo have lived in the same apartment for over six years without a single rise in rent — even during Covid and recession.
Renting an apartment in Japan may feel complicated at first, with extra fees, guarantor systems, and stacks of documents to work through. But once you understand each step — searching for foreign-friendly listings, preparing the right paperwork, and budgeting for the upfront costs — the process becomes far less intimidating. The key is knowing what to expect so you can plan ahead. With the right preparation, securing a place in Japan isn’t just possible, it can be the start of feeling truly at home in a new country.
