🏡 Housing Guide for Foreign Residents in Japan
How to find and rent an apartment in Japan, including the rental process, costs, and tips for foreign residents.
Quick Answer
Renting in Japan typically requires an initial cost of 4-6 months' rent (deposit, key money, agent fee, first month's rent). Foreign residents may need a guarantor company or a Japanese co-signer. Start your search at real estate agencies (fudosan-ya) or online platforms.
Understanding the Japanese Rental Market
Quick Answer
Japan's rental market has unique customs including key money (reikin), deposit (shikikin), and guarantor requirements. Many landlords work exclusively through real estate agents.
Finding housing in Japan can be challenging for foreign residents due to language barriers and unique rental customs. Most apartments are rented through real estate agencies (不動産屋 / fudosan-ya).
Initial Costs Breakdown
| Cost Item | Amount | Refundable? |
|---|---|---|
| Deposit (敷金) | 1-2 months' rent | ✅ Minus cleaning fees |
| Key Money (礼金) | 0-2 months' rent | ❌ Non-refundable |
| Agent Fee | 1 month' rent + tax | ❌ Non-refundable |
| First Month's Rent | 1 month | N/A |
| Guarantor Fee | 50-100% of 1 month | ❌ Non-refundable |
⚠️ Budget Estimate
For a 70,000 yen/month apartment, expect initial costs of 280,000-420,000 yen (4-6 months' rent upfront).
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Guarantor Companies (Hosho Gaisha)
Quick Answer
Most landlords require either a Japanese guarantor or enrollment in a guarantor company. Guarantor companies typically charge 50-100% of one month's rent as an initial fee.
🤝 What is a Guarantor Company?
A guarantor company (保証会社 / hosho gaisha) acts as your rent guarantor when you don't have a Japanese co-signer. They guarantee your rent payments to the landlord in case of default.
💰 Typical Costs
- • Initial fee: 50-100% of one month's rent
- • Annual renewal: 10,000-20,000 yen
- • Required by most landlords
💡 Tip
Some real estate agencies specialize in foreigner-friendly properties and can help you find guarantor companies that accept non-Japanese applicants. Ask for agencies that work with foreign residents.
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Free Moving Quote →Required Documents for Renting
在留カード
Pay stubs, employment certificate, or tax certificate
パスポート
印鑑 — some landlords require it
Some landlords may also request bank statements or a letter from your employer. Students may need a letter from their school, and self-employed individuals may need additional financial documentation.
Online Apartment Search Platforms
🇯🇵 Japanese Platforms
- • Suumo — Largest listing site
- • Homes.co.jp — Wide coverage
- • at home — Good search filters
Some English support available
🌍 Foreigner-Friendly
- • GaijinPot Apartments — English interface
- • Real Estate Japan — Multilingual
- • Oakhouse — Share houses
No guarantor issues, English support
💡 Tip: Consider Share Houses
Share houses (シェアハウス) are a great starting option with lower upfront costs, shorter commitments, and a built-in community — perfect for new arrivals.
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Free Insurance Consultation
Free Insurance Consultation →Public Housing Options
🏘️ Public Housing (公営住宅)
- • Reduced rents for low-income residents (including foreign nationals)
- • Eligibility varies by municipality
- • Usually requires living/working in the area for a minimum period
- • Application through periodic lottery system
💡 How to Apply
Contact your local city hall for application periods, eligibility requirements, and available units. Some municipalities have multilingual support for housing inquiries.
Steps
- 1
Set your budget and area
Determine how much you can afford (including initial costs) and preferred locations. Consider proximity to work/school and transportation.
- 2
Search online or visit agencies
Browse listings on Suumo, GaijinPot Apartments, or visit local real estate agencies. Tell the agent your requirements and budget.
- 3
View properties
Visit selected properties with the agent. Check the condition, neighborhood, and distance to the nearest station.
- 4
Apply and screening
Submit your application with required documents. The landlord and guarantor company will review your application (1-2 weeks).
- 5
Sign contract and move in
Pay the initial costs, sign the lease, receive your keys. Register your new address at city hall within 14 days of moving in.
FAQ
Can foreigners rent an apartment in Japan?
What is key money (reikin) and is it refundable?
How much should I expect to pay upfront?
What is a guarantor company?
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Free Moving Quote →Detailed Housing Guides
Dive deeper into specific topics with our detailed guides.
Apartment Costs in Japan: Key Money, Deposit & More
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Best Apartment Search Sites for Foreigners (2026)
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Guarantor Companies in Japan: How They Work
How rental guarantor companies (保証会社) work in Japan. Costs, requirements, and why most foreigners need one to rent an apartment.
Guarantor Companies Ranked: Costs, Approval Rates & Tips
Compare Japan's top guarantor companies for foreign residents — Casa, JID, Nihon Safety, LICC, Global Trust Networks. Approval rates, fees, required documents, and multilingual support.
Japan's Rental Market Decoded: Why It's So Different
Understand why Japan's rental market works differently — key money, guarantor system, agent fees, and why "no foreigners" still appears on listings. Cultural context most guides skip.
Key Money, Deposit, Agent Fee: Complete Cost Breakdown
Every upfront cost explained with real ranges — shikikin, reikin, agent fee, insurance, lock change, guarantor fee. Total cost simulations for ¥70K, ¥100K, and ¥150K apartments.
Living in Tokyo vs Osaka vs Nagoya: Cost & Lifestyle Comparison
Side-by-side comparison of living in Tokyo, Osaka, and Nagoya — rent, food, transport, job market, foreign community, and lifestyle. Monthly cost breakdown for each city.
Moving In Checklist: Utilities, Internet, Address Registration
Day-by-day checklist for moving into a Japanese apartment — utilities setup, internet, address change at city hall. Electricity, gas, water providers by region with average costs.
Moving Into Your New Apartment in Japan: Checklist
Complete checklist for moving into a new apartment in Japan. Address registration, utilities setup, and essential tasks.
Pet-Friendly Apartments: How to Find Them in Japan
Finding ペット可 (pet-allowed) apartments in Japan — search tips, pet-friendly platforms, deposit structures, breed restrictions, and negotiation strategies for pet owners.
Public Housing in Japan for Foreign Residents
Guide to public housing (UR, prefectural, municipal) in Japan. No key money, no guarantor, and how to apply as a foreigner.
Renewing Your Lease: Costs & Negotiation Tips
Understanding lease renewal fees (koshinryo), when and how to negotiate rent reduction, and what to expect when your 2-year contract ends in Japan.
Share Houses in Japan: Affordable Housing for Newcomers
Guide to share houses in Japan. Lower costs, furnished rooms, no guarantor needed, and community living for international residents.
Share Houses in Japan: Providers, Costs & Honest Review
Compare top share house providers — Oakhouse, Borderless House, Social Apartment, Sakura House. Pros, cons, pricing, deposit terms, and community features honestly reviewed.
Tenant Rights in Japan: What Renters Should Know
Know your rights as a renter in Japan. Eviction protection, deposit refunds, repair responsibilities, and anti-discrimination guidelines.
UR Housing (公団): No Key Money, No Guarantor — How to Apply
UR Housing is ideal for foreigners: no guarantor, no key money, no agent fee, no renewal fee. Learn income requirements, application process, and how UR compares to private rentals.
Related Procedures
Housing — Prefectures
Find housing information specific to your area: