How to Rent an Apartment in Japan as a Foreigner: Complete Step-by-Step Guide (2026)

Renting an apartment in Japan as a foreigner can feel overwhelming — but with the right guidance, it’s completely manageable. This guide walks you through every step of the process, from understanding what documents you need to signing your contract and moving in. Whether you’re relocating to Tokyo for work, studying, or simply making Japan your new home, this is your essential reference.

Table of Contents

• Can Foreigners Rent in Japan?
• Documents You Will Need
• Understanding Japanese Lease Contracts
• The Role of a Guarantor (保証人)
• Key Costs: Upfront Fees Explained
• Step-by-Step: The Rental Process
• Red Flags to Watch Out For
• Tips for Foreigners in Tokyo
• Frequently Asked Questions

Can Foreigners Rent in Japan?

Yes — foreigners can legally rent apartments in Japan. However, some landlords still decline non-Japanese tenants due to language barriers or cultural concerns. The good news: this is changing rapidly, especially in Tokyo, where international-friendly properties are increasingly common. Areas like Toyosu, Shinonome, Shinjuku, and Minato-ku have many English-speaking-friendly real estate agents and foreigner-welcoming buildings.

Documents You Will Need

Before starting your apartment search, gather the following documents. Having these ready speeds up your application dramatically.

• Residence Card (在留カード) — Required for all non-Japanese residents. You receive this at the airport upon arrival on a long-term visa.
• Passport — A copy is typically required alongside your residence card.
• Certificate of Employment (在職証明書) or Student ID — Proof of income or enrollment.
• Recent Pay Slips (給与明細) — Usually 2–3 months of recent pay stubs.
• Japanese Phone Number — You’ll need this for communication and contract purposes. Get a SIM card first.
• Inkan (印鑑) or Signature — A personal seal or signature for signing documents.
• Bank Account — Required for rent payment. A Japan Post Bank (ゆうちょ) account is easiest for new arrivals.

Understanding Japanese Lease Contracts

Japanese rental contracts come in two main types:

• Futsu Chintai (普通賃貸借契約) — Standard 2-year lease, automatically renewable. Most common type. Tenants have strong protections under Japanese law.
• Teiki Chintai (定期借家契約) — Fixed-term lease with no automatic renewal. Often used for newly built properties or landlords who plan to move back in. Read this contract carefully — you must leave when the term ends.

Contracts are almost always in Japanese. We strongly recommend having a bilingual agent or using a translation service before signing anything.

The Role of a Guarantor (保証人)

Traditionally, Japanese landlords required a personal guarantor (連帯保証人) — usually a Japanese national who co-signs the lease. For foreigners without Japanese family connections, this was a major barrier.

Today, most properties use a rental guarantee company (賃貸保証会社) instead. You pay a fee (typically 0.5–1 month’s rent upfront, plus annual renewal fees) to the guarantor company, which co-signs the lease on your behalf. This is now standard practice and makes renting far more accessible to foreigners.

Key Costs: Upfront Fees Explained

Moving into an apartment in Japan involves several upfront costs beyond the first month’s rent. Here’s what to expect:

• Shikikin (敷金) — Security Deposit: Typically 1–2 months’ rent. Refundable minus cleaning/repair costs when you move out.
• Reikin (礼金) — Key Money: A non-refundable “gift” to the landlord, traditionally 1–2 months’ rent. Many newer properties have eliminated this — look for 礼金0 listings.
• Agency Fee (仲介手数料): Paid to the real estate agent, typically 1 month’s rent + 10% tax. Some online platforms offer 0 or half-price agency fees.
• First Month’s Rent (前家賃): Paid in advance. If you move in mid-month, you may pay a prorated amount for the current month plus the next full month.
• Fire Insurance (火災保険): Mandatory. Usually ¥15,000–¥20,000 for 2 years.
• Guarantor Company Fee (保証会社費用): Typically 0.5–1 month’s rent upfront.
• Lock Change Fee (鍵交換費用): Usually ¥15,000–¥25,000.

Total initial cost estimate: For an apartment with ¥100,000/month rent, expect to pay ¥400,000–¥600,000 upfront (4–6 months’ rent equivalent).

Step-by-Step: The Rental Process

Step 1: Define Your Requirements

Before contacting any agents, clarify: your budget, preferred area, minimum size (1K, 1DK, 1LDK, 2LDK), floor preference, and must-haves (pet-friendly, English-speaking management, etc.).

Step 2: Search for Properties

Use Japanese property portals. The main ones are SUUMO (suumo.jp), HOMES (homes.co.jp), and CHINTAI. For English-language searches targeting foreigners, try GaijinPot Apartments, Tokyo Apartments (tokyoapartments.jp), or Sakura House (for share houses).

Step 3: Contact an Agent

In Japan, you don’t contact landlords directly — you work through a licensed real estate agent (不動産業者). Find a bilingual agent if possible. In Tokyo, companies like Able, Leopalace21, Ken Corporation, and various smaller agencies specialize in serving foreign clients.

Step 4: View the Property

Property viewings (内見, naiken) are standard. Note the actual size (Japanese apartments list floor area in ㎡ but common areas like entrance and bathroom aren’t always intuitive). Check water pressure, mobile signal, sunlight, and proximity to the nearest station.

Step 5: Submit Your Application

If you want the property, submit a rental application (入居申込書) immediately — good properties move fast in Tokyo. The landlord or management company reviews your application (審査), checking income, employer, and guarantor company approval. This usually takes 3–5 business days.

Step 6: Sign the Contract

Once approved, you sign the lease. This is typically done in person at the agency. Make sure you understand the key terms: rent amount, contract period, cancellation notice period (usually 1–2 months), and rules about pets, smoking, and alterations.

Step 7: Pay and Move In

Pay all upfront costs (usually by bank transfer), receive your keys, and move in on the agreed date. Set up utilities (electricity, gas, water) — all require registration, usually done online or by phone. Gas requires an in-person appointment for activation.

Red Flags to Watch Out For

• No foreigners accepted (外国人不可) — Some listings explicitly exclude foreigners. This is legal in Japan as private contracts. Move on and find a foreigner-friendly landlord.
• Unusually high reikin — Key money above 2 months is rare and negotiable in today’s market.
• Vague contract terms in Japanese only — Always get a translation or bilingual explanation of key clauses.
• Pressure to decide immediately — Legitimate agents give you time to review. Extreme urgency is a warning sign.
• Building with no elevator but high floor — Common in older buildings. Fine for some, not for everyone.

Tips for Foreigners in Tokyo

• Start searching 1-2 months before your move date — Most Tokyo leases start within 1 month of application approval. Don’t search too early.
• Koto-ku is excellent value — Areas like Toyosu, Tatsumi, and Shinonome offer newer buildings, excellent transport links, and lower prices than central Minato-ku or Shibuya.
• Bring a Japanese-speaking friend or hire a bilingual agent — Even if you speak some Japanese, real estate contracts contain specialized vocabulary.
• Zero-deposit, zero-key-money apartments exist — These are available, particularly in older buildings. Great for minimizing upfront costs.
• Mansion vs. Apaato — Mansion means a concrete apartment building. Apaato is wooden or light-steel construction, usually cheaper but with less soundproofing.

Frequently Asked Questions

Can I rent without a Japanese guarantor?

Yes. Most modern rental properties use guarantee companies instead of personal guarantors. Simply ensure the property you apply for accepts guarantee company backing — the vast majority do.

Do I need to speak Japanese to rent?

Not necessarily. There are English-speaking agencies in Tokyo. However, having basic Japanese or a bilingual helper makes the process much smoother, especially during the contract explanation session.

How much income do I need to qualify?

The general rule is that your monthly rent should not exceed one-third of your monthly gross income. For a 100,000 yen per month apartment, you’d need to demonstrate at least 300,000 yen per month in income.

Can I negotiate rent in Japan?

Yes, negotiation is possible — especially on properties that have been listed for a while. Asking for 5-10% off rent, reduced or waived key money, or a free rent period is common. The agent negotiates on your behalf.

What happens when I move out?

You must give notice per the contract (usually 1-2 months before move-out date). The landlord conducts an inspection, deducts cleaning and repair costs from your deposit, and refunds the remainder. Document the apartment’s condition with photos on move-in day.

---

This guide is provided for informational purposes by Marokama, operated by a licensed real estate agent based in Koto-ku, Tokyo. For the latest rental market data for Toyosu and surrounding areas, see our Tokyo Real Estate Data page.

Related Guides

Now that you understand the rental process, these guides go deeper on the most important topics:

• Japan Apartment Initial Costs Explained — A full breakdown of every fee you pay at signing: shikikin, reikin, agency fees, guarantor insurance, and more. With a worked example for a ¥120,000/month apartment.
• Japan Guarantor System Explained: Options for Foreigners — Everything you need to know about guarantor companies, personal guarantors, employer guarantees, and how to get approved as a foreign national.
• Japan Lease Agreement Explained in English — A clause-by-clause walkthrough of the Japanese lease document, including the Jyusetsu briefing, deposit return rules, prohibited conduct, and special clauses to watch for.
• Living in Toyosu: Complete Expat Guide — A detailed look at one of Tokyo’s best neighborhoods for expats, written by a resident. Covers rent prices, transport, daily life, schools, and honest pros and cons.
• Moving to Koto-ku: An Honest Expat Review — An on-the-ground review of Koto-ku ward — covering Toyosu, Kiyosumi-Shirakawa, Shinonome, and more. Who it’s right for, and who it isn’t.
• Best Neighborhoods in Tokyo for Expats — Our comprehensive area comparison covering Tokyo’s top neighborhoods for foreign residents, with rent ranges, commute times, and lifestyle profiles.
• Buying Property in Tokyo as a Foreigner — Ready to buy instead of rent? Our complete guide to purchasing property in Tokyo: process, costs, mortgages, and legal requirements for foreign nationals.
• Tokyo Real Estate Investment Guide — Yield analysis by ward, financing options, tax obligations, and exit strategy for foreign investors in the Tokyo market.