Renting in Japan as a foreigner is absolutely doable — but it takes more prep work than it would back home. Here’s what to expect and how to make it go smoothly.
The Guarantor Problem (And How It’s Actually Been Solved)
Traditionally, Japanese landlords required a Japanese guarantor (保証人) — a Japanese person who’d agree to cover your rent if you couldn’t pay. Most foreigners obviously don’t have someone like that lined up.
But here’s the thing: the system has mostly moved on. Today, most landlords accept a guarantee company (保証会社) instead of a personal guarantor. You pay a fee — usually 50–100% of one month’s rent — and the company acts as your guarantor. It adds to your move-in costs, but it removes that whole “I don’t know anyone in Japan” barrier.
Documents You’ll Need
| Document | Notes |
|---|---|
| Residence card | Shows you legally live in Japan |
| Passport | For ID verification |
| Employment certificate (在職証明書) | Proves you have income |
| 3 months of payslips | Shows your salary |
| Bank statement | Shows you have savings |
| My Number card | Some landlords require it |
Get these ready before you start apartment hunting. Popular apartments go fast, and you don’t want to be scrambling for documents while someone else snaps up your first choice.
Set Your Budget
Standard rule: rent should be no more than 1/3 of your monthly salary.
In Tokyo, expect to pay:
- Studio (1K): ¥60,000–¥100,000/month
- 1 bedroom (1LDK): ¥100,000–¥150,000/month
- Outside the city center: 30–40% cheaper
Outside Tokyo — Osaka, Nagoya, Fukuoka — the numbers are significantly lower for the same amount of space.
Find Foreigner-Friendly Agencies
Not every real estate agency will work with foreigners, but these ones do:
- Able (エイブル) — Large chain, some English support
- Leopalace21 — Foreigner-friendly, furnished options
- Sakura House — Specifically for foreigners, share houses available
- Suumo / Homes — Online search portals (Japanese but easy to navigate)
When you contact an agency, ask upfront if they work with foreign residents. Saves everyone time.
View and Apply
Visit the property with the agent. Check the usual stuff — nearest train station and walk time, noise level, sunlight, storage space, whether internet is available.
When you apply, the landlord and guarantee company will check your income (usually must be 3x monthly rent), visa status and expiry date, and employment stability. Approval takes 3–7 days.
The Upfront Costs (Yes, They’re High)
This is the part that shocks most newcomers. Moving into a Japanese apartment requires a significant chunk of money upfront:
| Cost | Amount |
|---|---|
| Deposit (敷金) | 1–2 months rent |
| Key money (礼金) | 0–2 months rent |
| Agency fee (仲介手数料) | 1 month rent |
| Guarantee fee | 0.5–1 month rent |
| First month’s rent | 1 month |
| Total | 3–6 months rent |
Yeah. Budget 3–6 months of rent just to move in. It’s a lot, and it’s just how it works here. Some newer apartments and share houses have lower upfront costs, so if you’re on a tight budget, look for those.
Tips That Actually Help
Look for “外国人歓迎” listings. This means “foreigners welcome.” You can filter for this on most search sites. It saves you from wasting time on landlords who won’t consider you.
Consider a share house first. Sakura House and similar places require way less paperwork and much lower upfront costs. They’re a great option for new arrivals who need housing fast and want to settle in before committing to a full apartment.
Have your documents ready before you start. Seriously, get everything together first. Popular apartments in good locations get taken within days.
Check your visa expiry. Some landlords won’t rent to you if your visa expires within a year. If you’re coming up on renewal time, get that done before you start apartment hunting.
Summary
Renting in Japan as a foreigner is manageable if you:
- Use foreigner-friendly agencies
- Prepare all documents in advance
- Budget for 3–6 months of rent as upfront costs
- Consider a share house as an easier starting option