🏡 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.

快速解答

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

快速解答

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).

Guarantor Companies (Hosho Gaisha)

快速解答

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.

More details

→ Guarantor Companies in Japan: How They Work

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Required Documents for Renting

📄

Residence Card
在留カード

💰

Proof of Income
Pay stubs, employment certificate, or tax certificate

📕

Passport
パスポート

🔏

Personal Seal (optional)
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.

More details

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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.

More details

办理步骤

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.

常见问题

Can foreigners rent an apartment in Japan?

Yes. While some landlords may prefer Japanese tenants, many apartments are available to foreign residents. Using a guarantor company and having stable income documentation can improve your chances. Agencies specializing in foreigner-friendly properties can help.

What is key money (reikin) and is it refundable?

Key money (礼金 / reikin) is a traditional "thank you" payment to the landlord. It is NOT refundable. The amount is typically 0-2 months' rent. Some newer properties or those with longer vacancy may waive key money.

How much should I expect to pay upfront?

Typically 4-6 times the monthly rent, covering deposit, key money, agent fee, first month's rent, guarantor fee, and fire insurance. For a 70,000 yen/month apartment, expect initial costs of 280,000-420,000 yen.

What is a guarantor company?

A guarantor company (保証会社) acts as your rent guarantor when you do not have a Japanese co-signer. They charge an initial fee (50-100% of monthly rent) and annual renewals (10,000-20,000 yen). Most landlords accept guarantor companies in place of personal guarantors.

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