The Tokyo Rental Market — What Foreigners Need to Know
Renting in Tokyo as a foreigner comes with unique challenges, but the landscape is improving.
Discrimination Is Real
Japan has no anti-discrimination housing law. Many landlords still refuse foreign tenants outright, citing language barriers, cultural differences, or concerns about lease violations. This isn't personal — it's systemic. Don't get discouraged. Foreigner-friendly agents and platforms are growing rapidly and can match you with welcoming landlords.
Timing Matters
January to March is peak moving season in Japan. Companies transfer employees, students move for the April school year, and new graduates relocate for jobs. Competition is fierce and rents peak. July-August is a smaller second wave. For the best selection and potential negotiation on fees, aim for April-June or September-November.
Unfurnished Is the Norm
Standard Japanese apartments come completely empty — no furniture, no appliances, and often no light fixtures or curtain rods. You'll need to buy everything from a refrigerator to a washing machine. Budget for this on top of your move-in costs. Check secondhand shops and home centers to save money.
Growing Foreigner-Friendly Options
The number of properties accepting foreigners is increasing, especially in central Tokyo. English-speaking real estate agents, online platforms with English interfaces, and international-focused guarantor companies are making the process easier every year. Having a stable job and residence card significantly improves your options.
Types of Housing
Tokyo offers several housing options depending on your budget, timeline, and preferences.
Regular Apartments: Mansion vs. Apaato
Japanese real estate has two main apartment categories:
- Mansion (マンション): Reinforced concrete buildings, typically 3+ stories. Better soundproofing, modern amenities like auto-lock entries, higher rent. Most desirable option.
- Apaato (アパート): Wood-frame buildings, usually 2 stories. Cheaper rent but thinner walls and less soundproofing. Good for budget-conscious renters who don't mind some noise.
Both come unfurnished. A "mansion" in Japan is not a luxury estate — it simply means a concrete apartment building.
Share Houses
Perfect for your first 1-3 months while you apartment hunt. Furnished private rooms with shared kitchens, bathrooms, and living spaces.
- Oak House: 300+ properties across Tokyo, English support
- Sakura House: Long-running, popular with international residents
- Borderless House: Intentional mix of Japanese and international residents
Lower upfront costs (typically just 1 month deposit), furnished, social environment, and flexible contracts. Great way to build a network and learn the area before committing to a lease.
Serviced Apartments & Monthly Mansions
Fully furnished apartments with flexible contracts. Ideal for the first month while you search for a permanent home.
- Oakwood: Premium serviced apartments in central locations
- MetroResidences: Mid-range furnished apartments, monthly contracts
- Leopalace: Budget-friendly furnished studios across Japan, short-term OK
Higher monthly cost but zero move-in fees and no furniture purchases. Utilities and internet typically included. Minimum stays range from 1 week to 1 month depending on provider.
Move-In Costs Explained
Japanese rental move-in costs are notoriously high. Here's what to expect and budget for.
| Fee | Japanese | Typical Amount | Refundable? | Notes |
|---|---|---|---|---|
| Security Deposit | 敷金 (shikikin) | 1-2 months' rent | Partially | Returned minus cleaning/repair costs at move-out |
| Key Money | 礼金 (reikin) | 0-2 months' rent | No | Non-refundable "gift" to landlord. Some properties offer 0 reikin. |
| Agent Fee | 仲介手数料 (chukai tesuryo) | 1 month's rent + tax | No | Legally capped at 1 month + consumption tax (10%) |
| Guarantor Company Fee | 保証会社 (hosho gaisha) | 50-100% of 1 month's rent | No | Required when you don't have a Japanese personal guarantor |
| Fire Insurance | 火災保険 (kasai hoken) | ¥15,000-20,000/year | No | Mandatory. Covers fire and water damage liability. |
| Lock Change Fee | 鍵交換費 (kagi koukan hi) | ¥15,000-25,000 | No | One-time fee to re-key the locks for security |
| First Month's Rent | 前家賃 (mae yachin) | 1 month's rent | No | Often prorated if you move in mid-month |
| Total Example (for ¥80,000/month rent) | ¥320,000 - ¥480,000 upfront (approximately 4-6 months' rent, or $2,100-$3,200 USD) | |||
Budget Tip
Look for properties advertising "0 reikin" (zero key money) to save 1-2 months' rent. Some budget platforms like Village House waive key money, deposits, and agent fees entirely. Off-peak seasons (April-June, September-November) also give you more negotiation room on fees.
Step-by-Step Apartment Hunting Process
From research to move-in day — here's exactly how to find and secure your apartment.
Set Your Budget & Research Areas
Rule of thumb: rent should be about 1/3 of your monthly income. Use our ward guide to compare areas by rent, transit access, and expat-friendliness. Factor in move-in costs (4-6 months' rent upfront).
Find a Foreigner-Friendly Agent
Use platforms like GaijinPot Apartments, Real Estate Japan, or AtHearth. Contact agents, tell them your budget, preferred area, and move-in date. A good agent will filter for foreigner-friendly properties automatically.
Visit Properties (Naiken)
Your agent will arrange viewings (内見 naiken). Visit 3-5 properties in one day. Check water pressure, outlets, sunlight, and walk to the nearest station. Take photos and notes. Apartments go fast — be ready to decide quickly.
Application & Screening (Shinsa)
Submit your application (申込 moushikomi). A screening company (審査 shinsa) will check your income, employment status, and visa validity. Having a guarantor company speeds this up. Screening takes 3-7 days typically.
Contract Signing
Review the contract (重要事項説明 juuyou jikkou setsumei) carefully. Your agent is legally required to explain all terms. Pay all move-in fees. Contracts are typically 2 years with auto-renewal and a renewal fee (usually 1 month's rent).
Move-In Day
Collect your keys, do a thorough walk-through, and photograph any existing damage (important for deposit return). Set up utilities — gas requires an in-person activation visit. Register your new address at the ward office.
What Screening Companies Check
Income stability (ideally 3x rent), valid visa with sufficient remaining duration, employment contract, and no prior rental disputes. Students and self-employed applicants face stricter scrutiny — having a higher deposit or guarantor helps.
Guarantor Company vs. Personal Guarantor
Most foreigners use a guarantor company (hosho gaisha) since finding a Japanese personal guarantor is difficult. The company guarantees your rent if you default. Cost: 50-100% of one month's rent initially, with smaller annual renewal fees. Your employer may serve as guarantor for corporate housing.
Best Platforms & Agents for Foreigners
These platforms and agencies have established track records of helping foreign residents find apartments in Tokyo.
GaijinPot Apartments
Largest English Listing SiteThe go-to platform for foreigners in Japan. Free to browse thousands of listings with full English descriptions. Properties listed here are pre-vetted as foreigner-friendly. Filter by ward, rent, and apartment size. Connects you directly with agents.
Real Estate Japan
English Search + Agent NetworkComprehensive English search platform backed by a network of real estate agents. Good filtering options and detailed property descriptions. Submit inquiries and agents will contact you. Free to use for renters.
Suumo
Largest Japanese PlatformJapan's biggest property search site with the widest selection. Japanese-only interface but works well with Google Translate. More listings than any English platform. Good for finding hidden deals and seeing true market prices.
Village House
Zero Fees — Budget OptionNo key money, no deposit, no agent fee, no renewal fee. Renovated older buildings at below-market rents. Actively welcomes foreigners. Perfect for budget-conscious renters or those with limited upfront capital. Properties available across all of Japan.
AtHearth
Foreigner Specialist — MultilingualSpecializes exclusively in helping foreigners find apartments. Multilingual agents (English, Chinese, Vietnamese, Korean, and more). Handles the entire process from search to contract. Higher success rate with landlord screening for international tenants.
Required Documents Checklist
Have these ready before you start apartment hunting to speed up the application process.
Residence Card (Zairyu Card)
Your most important ID in Japan. Must be valid with sufficient remaining visa duration. Landlords check your status of residence and expiry date. Apply for renewal before apartment hunting if yours expires soon.
Passport
Original passport for identity verification. Some agents require a photocopy. Keep it accessible throughout the application and contract signing process.
Proof of Income / Employment
Employment contract, salary statement, or tax certificate (gensen choshu hyo). Landlords want to see stable income of at least 3x the monthly rent. Students may need a guarantor letter from parents or school.
Guarantor Company Application
Application form for the guarantor company. Your agent will provide this. Includes your personal information, employment details, and emergency contact in Japan. Some companies may call your workplace to verify.
Personal Seal (Inkan) or Signature
Some contracts require a registered personal seal (inkan). Others accept a signature. You can order an inkan at any hanko shop for about ¥1,000-3,000. Register it at your ward office if a registered seal certificate (inkan shomeisho) is required.
Emergency Contact Information
A contact person in Japan (friend, colleague, or relative). Not the same as a guarantor — this is just someone the landlord can contact in emergencies. Having a Japanese-speaking contact is preferred but not always required.
Average Rent by Ward (Quick Reference)
Approximate monthly rents across Tokyo's 23 special wards. Actual rent depends on building age, distance from station, and floor plan. Prices are averages and fluctuate seasonally.
| Ward | 1R / 1K (Studio) | 1LDK (1 Bedroom) | Notes |
|---|---|---|---|
| Chiyoda | ¥100,000-120,000 | ¥180,000-250,000 | Imperial Palace area, very central, limited housing stock |
| Chuo | ¥95,000-115,000 | ¥170,000-230,000 | Ginza, Nihonbashi — premium commercial district |
| Minato | ¥100,000-130,000 | ¥190,000-280,000 | Roppongi, Azabu — most popular expat ward, highest rents |
| Shibuya | ¥90,000-120,000 | ¥170,000-250,000 | Trendy, nightlife, great transit. Popular with young professionals. |
| Shinjuku | ¥80,000-105,000 | ¥150,000-210,000 | Major transit hub, diverse, many foreigner-friendly options |
| Meguro | ¥85,000-105,000 | ¥160,000-220,000 | Upscale residential, Nakameguro popular with expats |
| Setagaya | ¥70,000-90,000 | ¥130,000-180,000 | Largest ward, residential, family-friendly, good value |
| Shinagawa | ¥85,000-105,000 | ¥150,000-210,000 | Good transit (Shinkansen access), waterfront areas |
| Bunkyo | ¥75,000-95,000 | ¥140,000-190,000 | University area, quiet, safe, good for families |
| Taito | ¥75,000-95,000 | ¥130,000-170,000 | Ueno, Asakusa — traditional feel, tourism area |
| Nakano | ¥70,000-85,000 | ¥120,000-160,000 | Affordable, great access to Shinjuku, lively culture |
| Suginami | ¥65,000-82,000 | ¥115,000-155,000 | Quiet residential, Koenji and Asagaya popular with creatives |
| Toshima | ¥72,000-90,000 | ¥125,000-170,000 | Ikebukuro — great transit hub, diverse, affordable central |
| Koto | ¥75,000-90,000 | ¥130,000-175,000 | Waterfront, newer developments, Toyosu and Kiba areas |
| Sumida | ¥70,000-85,000 | ¥120,000-165,000 | Skytree area, traditional downtown, improving transit |
| Ota | ¥68,000-85,000 | ¥115,000-160,000 | Near Haneda Airport, large ward, varied neighborhoods |
| Nerima | ¥60,000-78,000 | ¥105,000-145,000 | Affordable, green spaces, good for families on a budget |
| Itabashi | ¥60,000-75,000 | ¥100,000-140,000 | Budget-friendly, residential, good Tobu Tojo line access |
| Kita | ¥62,000-78,000 | ¥105,000-145,000 | Akabane area, JR lines, affordable and accessible |
| Arakawa | ¥65,000-80,000 | ¥110,000-150,000 | Small, traditional, Nippori textile district |
| Adachi | ¥55,000-70,000 | ¥90,000-130,000 | Most affordable, Kita-Senju has excellent transit |
| Katsushika | ¥55,000-70,000 | ¥90,000-125,000 | Budget-friendly, local feel, Keisei line to Narita |
| Edogawa | ¥58,000-72,000 | ¥95,000-130,000 | Family-friendly, parks, large Indian community, affordable |
Note: Rents shown are approximate averages. Actual prices vary significantly based on building age, distance from the nearest station, floor level, and specific neighborhood. Use platforms like Suumo or Homes.co.jp for current market prices. See our detailed ward profiles for more information on each area.
Frequently Asked Questions
Common questions about renting an apartment in Tokyo as a foreigner.