How to Rent an Apartment in Japan as a Foreigner (2026)
A step-by-step guide to renting an apartment in Japan as a foreign resident — from searching listings to signing the contract and moving in.
Renting in Japan as a foreigner is entirely possible, but the process is more paperwork-heavy than in most countries. This guide walks you through every step, explains what documents you'll need, and flags the common pitfalls that catch newcomers off guard.
Key Takeaways
- The full process takes 2–4 weeks from first viewing to move-in
- You need a residence card (在留カード) with a registered address before most agencies will proceed
- Most landlords require a guarantor company (保証会社) — not a personal guarantor
- Initial move-in costs are typically 3–6 months' rent paid upfront
- Some landlords will not rent to foreigners — use platforms that filter for foreigner-friendly properties
Step-by-Step Overview
| Step | Action | Timeline |
|---|---|---|
| 1 | Register your address at the ward office | Day 1 (after arriving) |
| 2 | Search for apartments | Days 1–10 |
| 3 | View apartments | Days 3–12 |
| 4 | Apply | Day 10–14 |
| 5 | Screening (審査) | 3–7 business days |
| 6 | Sign contract & pay initial costs | Day 17–21 |
| 7 | Receive keys / move in | Day 21–28 |
Step 1: Register Your Address
Before signing a lease, register your address (住民登録) at the local ward or city office (区役所 / 市役所). Bring your residence card (在留カード) and passport.
If you don't yet have an address (e.g., you're staying at a hotel), some agencies will let you proceed with the application but require registration before contract signing.
Step 2: Search for Apartments
Best platforms for foreigners
| Platform | Notes |
|---|---|
| SUUMO (suumo.jp) | Largest listing database in Japan |
| at home (athome.co.jp) | Wide coverage, many suburban listings |
| GaijinPot Apartments | English listings, foreigner-friendly filter |
| Sakura House | Share houses and furnished apartments, no key money |
| UR Jutaku (ur-net.co.jp) | Public housing — no key money, no guarantor required |
Tip: UR (都市再生機構) public housing is excellent for foreigners. No key money, no guarantor, no agency fee. The main requirement is income: monthly rent × 4 must be ≤ your monthly income (or savings × 1/60 ≥ monthly rent).
What to look for in listings
- 管理費 (kanrihi): Monthly management fee — add this to the listed rent
- 敷金 (shikikin): Security deposit — usually 1–2 months, partially refundable
- 礼金 (reikin): Key money — non-refundable; many listings now offer 0 礼金
- 外国人入居可: "Foreigners welcome" — look for this label on listings
Step 3: View Apartments (内見, naiken)
Contact the real estate agency (不動産屋) directly or via the listing platform to arrange viewings. Most agencies expect you to visit in person.
Bring to the viewing:
- Residence card
- Passport
- Smartphone with translation app (helpful for paperwork discussions)
Ask about:
- Guarantor company options (保証会社)
- Whether the landlord accepts foreign nationals
- Internet availability (光回線 or built-in Wi-Fi)
- Move-in date flexibility
Step 4: Apply (申し込み)
When you've chosen an apartment, you submit an application form (申込書). The agency will ask for:
| Document | Notes |
|---|---|
| Residence card (在留カード) | Must be valid; address must be registered |
| Passport | For identity verification |
| Proof of income | 3 months of pay slips, or employer certificate (在職証明書) |
| Employment contract | If recently started a new job |
| Bank statement | Some agencies request this; 3–6 months of records |
| Emergency contact | A Japan-based contact is strongly preferred |
If self-employed or a student: Income verification is trickier. A bank statement showing consistent deposits, or a letter from your school/company, can substitute.
Step 5: Screening (審査)
The landlord and guarantor company will review your application. This typically takes 3–7 business days.
The guarantor company (保証会社) is the main screener. They check:
- Visa status and remaining duration
- Income relative to rent (usually need monthly income ≥ rent × 3)
- Credit history (limited for new arrivals)
Common rejection reasons for foreigners:
- Short-term visa (tourist or working holiday)
- Income below the landlord's threshold
- Landlord policy against foreign nationals (legal grey area, but unfortunately common)
If rejected, ask the agency to try a different guarantor company or look for a different property.
Step 6: Sign the Contract and Pay Initial Costs
Once approved, you'll sign the lease agreement (賃貸借契約書). This is a dense Japanese document. Key things to verify:
- Contract period: Usually 2 years; renewal fee (更新料) may apply
- Cancellation notice: Typically 1–2 months' advance notice required
- Pet policy: Confirm in writing if relevant
- Renovation rules: What modifications (nails, hooks) are permitted
- Cleaning fee: Often specified upfront; this is deducted from your deposit at move-out
Typical initial payment breakdown
For a ¥70,000/month apartment in Tokyo:
| Item | Amount | Refundable? |
|---|---|---|
| First month's rent | ¥70,000 | — |
| Security deposit (敷金, 1 month) | ¥70,000 | Partially (minus cleaning/repairs) |
| Key money (礼金, 1 month) | ¥70,000 | No |
| Agency fee (仲介手数料) | ¥77,000 (incl. tax) | No |
| Guarantor company fee | ¥35,000–¥70,000 | No |
| Fire insurance (火災保険) | ¥15,000–¥20,000 (2 years) | No |
| Total | ¥337,000–¥377,000 | — |
See our initial cost guide for a full breakdown by city.
Step 7: Move In
On the day you receive the keys, walk through the apartment with the agency rep and document any existing damage on the move-in inspection form (入居時チェックリスト). Photograph everything. This protects your deposit when you move out.
Set up utilities immediately:
- Electricity: Call the provider whose card is in the apartment, or register online
- Gas: A technician must visit to turn on gas — schedule this in advance (often takes 3–5 days)
- Water: Usually already active; contact the ward office if not
- Internet: Fiber (光回線) takes 2–4 weeks to set up; get a pocket Wi-Fi for the interim
Common Pitfalls for Foreigners
1. Assuming rent is all-inclusive Always add the management fee (管理費) to the listed rent. A ¥65,000 apartment with a ¥7,000 management fee costs ¥72,000/month.
2. Not checking visa requirements Some landlords require a minimum visa validity of 1 year. If you have less, they may decline regardless of income.
3. Ignoring the cancellation notice period Most leases require 1–2 months' notice to cancel. If you leave suddenly, you owe rent for that period.
4. Overlooking cleaning fees Even if you leave the apartment spotless, a professional cleaning fee (¥30,000–¥80,000) is often contractually mandated. This comes out of your deposit.
5. Not registering your new address Update your address at the ward office within 14 days of moving. Failure to do so can affect your residence card status.
Understanding Your Lease
Japanese leases use two main frameworks:
| Type | Details |
|---|---|
| Standard lease (普通借家契約) | 2-year term, renewable; tenant has strong protections; common for residential |
| Fixed-term lease (定期借家契約) | Set end date, not automatically renewable; more common in newer buildings |
For most foreigners, a standard lease is preferable — it gives you more flexibility if your plans change. Always confirm which type you're signing.
Related Guides
- Average Rent in Japan by City — Detailed rent figures by city and apartment type
- Cost of Living in Japan — Full monthly budget breakdown including food, transport, utilities, and taxes