How to Rent an Apartment in Tokyo as a Foreigner [Costs, Guarantor, UR]

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The Reality of Apartment Hunting as a Foreigner

A 2016 Ministry of Justice survey found that about 40% of foreigners who searched for housing were rejected because of their nationality. On the other hand, according to the Japan Property Management Association (JPM), over 90% of licensed real estate agents accept foreign tenants. However, this figure covers agents (brokers) only — acceptance rates among landlords (property owners) are lower. The gap isn’t necessarily hostility; many landlords worry about communication barriers and unfamiliar procedures.

The government has been pushing to close this gap. MLIT (Ministry of Land, Infrastructure, Transport and Tourism) has published multilingual lease templates and guidelines in 14 languages, and the Tokyo Metropolitan Government also maintains its own support page. In October 2025, the amended Housing Safety Net Act took effect, introducing new support systems for foreigners and others who face difficulty finding housing.

Note: The Ministry of Justice survey above is from 2016, and institutional improvements have been made since then.

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The Full Timeline

Among people I know, many foreign engineers stayed in a share house or monthly apartment for the first month after arriving in Japan, searched for a place during that time, and moved into their own apartment in the second month. Here’s how the process typically unfolds:

1. Choose your area (1-3 days) Narrow down by commute and budget. Central Tokyo (23 wards) or the western suburbs (Tama area)?

2. Search for listings (3-7 days) Browse listing sites, shortlist properties, contact real estate agencies.

3. View apartments (1-3 days) Visit in person. Aim for 3-4 viewings per day.

4. Apply and wait for screening (3-7 days) Submit documents. The guarantor company and landlord review your application.

5. Sign and move in (1-3 days) Receive the mandatory explanation of important matters, sign the lease, get your keys. After moving in, you’ll need to register your address, open a bank account, and set up utilities. See My First Solo Move in Tokyo for what comes after move-in day.

Total: 2 weeks minimum, 4 weeks with buffer.

Peak Moving Season

Tokyo’s rental market has a sharp seasonal rhythm. January through March is the busiest period — Japan’s fiscal and academic year starts in April, so university admissions, new hires, and corporate transfers all trigger a wave of moves at the same time. Good apartments disappear fast during these months. You view a place on Saturday, and by Monday morning someone else has already signed the lease.

April through August is calmer. Fewer new listings, but also fewer competitors — you can take your time. September and October see a smaller spike from mid-year corporate transfers.

If you have flexibility on timing, avoiding the January-March rush gives you more breathing room and potentially more negotiating power on rent and fees.

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Choosing an Area

Tokyo is split into two main zones: the 23 Special Wards (23区) and the Tama Area (多摩地域, 26 cities). Where you live determines your rent, commute, and daily quality of life.

The 23 Special Wards

Great transit access, but rent is higher. According to SUUMO’s rent data, studios (1R/1K/1DK) average ¥80,000-120,000/month, with significant variation by ward. Several wards have established foreign communities and multilingual city services.

See What Are Tokyo’s 23 Wards? for a breakdown by area

The Tama Area

Lower rent and more space for the same budget. The same SUUMO data shows studios averaging ¥50,000-70,000/month in most cities. More parks, more greenery, popular with families.

See What Are Tokyo’s Cities? for a route-by-route breakdown

How to decide:

If your workplace is set, use Yahoo! Transit or Google Maps to check door-to-door commute times. “Inside the 23 wards” doesn’t automatically mean convenient. For example, Kichijoji (Musashino City, outside the 23 wards) is about 15 minutes from Shinjuku by JR Chuo Line Rapid, while Oizumi-Gakuen (Nerima Ward, inside the 23 wards) takes 33-39 minutes to reach Shinjuku with a transfer.

A safe budget rule: keep rent under one-third of your take-home pay (see also UR’s guide on rent budgeting). If you earn ¥250,000/month after tax, aim for around ¥80,000 in rent. At that budget, checking the SUUMO rent data above, eastern wards like Arakawa, Katsushika, and Adachi, or the Chuo Line corridor in Tama, become realistic options. If you don’t have a credit card in Japan yet, Credit Cards for Foreigners in Japan explains how the screening process works.

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Upfront Costs (Budget 4-5 Months’ Rent)

The biggest surprise for newcomers: you pay a lot before you ever sleep in the apartment. Here’s a breakdown for a ¥80,000/month property:

Item	Japanese term	Amount	What it is
Deposit	敷金 (shikikin)	¥0-160,000	Partially refunded at move-out, minus repair costs. Over 60% of units under ¥100,000/month in the Tokyo metro area now have zero deposit
Key money	礼金 (reikin)	¥0-80,000	A “gift” to the landlord. Non-refundable. Zero-reikin listings are increasing
Agency fee	仲介手数料 (chukai tesuryo)	¥88,000	Legal cap: 1 month’s rent + tax
Advance rent	前家賃 (mae yachin)	¥80,000-160,000	Prorated first month + next full month, paid upfront
Guarantor company fee	保証会社費用 (hosho gaisha hiyou)	¥40,000-80,000	50-100% of monthly rent. Annual renewal applies
Fire insurance	火災保険 (kasai hoken)	¥15,000-20,000	Typically a 2-year policy
Lock replacement	鍵交換 (kagi koukan)	¥10,000-30,000	Changing the lock from the previous tenant

Total: roughly ¥350,000-450,000 for an ¥80,000/month apartment.

Choosing a zero-deposit, zero-key-money property can bring this under ¥250,000. One caveat: zero-deposit units sometimes charge a flat cleaning fee at move-out instead. Ask about move-out costs before signing.

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Documents You’ll Need

These cover most applications. Exact requirements vary by property.

• Residence card (在留カード / zairyu card) — Your primary ID as a foreign resident. Shows visa status and expiration date. A copy is required
• Passport — Used alongside your residence card for identity verification
• Proof of income (収入証明 / shunyu shomei) — 3 months of pay slips, or a tax certificate (課税証明書 / kazei shomeisho). Screening typically checks that your annual income is at least 36x the monthly rent
• Certificate of employment (在籍証明書 / zaiseki shomeisho) — Issued by your employer. Students provide an enrollment certificate instead
• Emergency contact in Japan (緊急連絡先 / kinkyuu renrakusaki) — Name, phone number, and relationship. A friend or coworker is fine

A personal seal (印鑑 / inkan) is sometimes requested, but many agencies now accept signatures from foreign tenants. Check with the agency in advance.

If you’ve just arrived and haven’t registered your address yet, you can still submit an application as long as you have your residence card. The typical flow is to complete your move-in registration (転入届 / tennyuu todoke) before signing the lease. Having a Japanese phone number matters — real estate agents and guarantor companies need to reach you, and not having one creates friction. It’s a good idea to sort out your phone before you start apartment hunting. See The Phone & Bank Account Catch-22 for details.

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Solving the Guarantor Problem

Traditional Japanese leases require a 連帯保証人 (rentai hoshounin) — a personal guarantor who’s legally liable if you miss rent. For foreigners without deep ties in Japan, this was a dealbreaker.

Not anymore. Guarantor companies (保証会社 / hosho gaisha) have become the standard. Most rental properties now require the use of a guarantor company, so you can sign a lease without a personal guarantor.

How it works:

• Initial fee: 50-100% of one month’s rent (¥40,000-80,000 for an ¥80,000 apartment)
• Annual renewal: around ¥10,000/year, or 10-30% of monthly rent
• They screen your visa status, income, and employment

A growing number of guarantor companies cater specifically to foreign tenants with multilingual support. Searching “外国人 保証会社” (gaikokujin hosho gaisha — foreigner guarantor company) turns up several options, and the JPM foreign resident support page compiles related resources.

That said, you usually don’t need to find a guarantor company yourself. The real estate agency will recommend one that works with the property you’ve chosen. Just ask: “Can you use a guarantor company with experience accepting foreign tenants?” (外国人の入居実績がある保証会社を使えますか？/ Gaikokujin no nyuukyo jisseki ga aru hosho gaisha wo tsukaemasu ka?)

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Where to Search

Two main routes for finding apartments.

Japanese listing sites (largest selection)

This is how Japanese people find apartments: search on a portal site, contact the agency handling a listing they like, visit the office, and go see the unit. It’s the standard process, and the number of properties on these sites dwarfs what’s available through foreigner-focused services. If you can read Japanese — or use browser translation — this is where you’ll find the widest selection.

• SUUMO — A major real estate portal with the largest selection of listings
• LIFULL HOME’S — A major real estate portal. Use FRIENDLY DOOR to search for real estate agencies that offer foreign-language support

English-language services

If Japanese is a barrier, these platforms list only foreigner-approved properties:

• GaijinPot Apartments — All listings confirmed as foreigner-friendly. Bilingual brokerage support
• wagaya Japan — English, Chinese, Vietnamese. Includes no-guarantor listings
• Real Estate Japan — English search for Tokyo rentals

What to say at the real estate office

When you visit an agency, here’s a useful exchange:

You: “I’m looking for a place near ○○ Station, under ¥80,000/month.” (○○駅の近くで、家賃8万円以下で探しています / ○○-eki no chikaku de, yachin hachi-man en ika de sagashite imasu)

Agent: “What layout do you want? 1K or 1LDK?” (間取りのご希望は？/ Madori no go-kibou wa?)

You: “1K is fine. Within 10 minutes’ walk from the station if possible.” (1Kで大丈夫です。駅から徒歩10分以内だと助かります / 1K de daijoubu desu. Eki kara toho jup-pun inai dato tasukarimasu)

Tip: Email or call ahead to confirm they handle foreign tenants. This avoids a wasted trip.

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From Viewing to Signing

Viewing an apartment in person (内見 / naiken) is essential. Photos can be misleading.

What to check during a viewing:

• Sunlight and noise (open the windows)
• Water pressure and drainage smell in the bathroom
• Storage space (often smaller than expected)
• Distance to the nearest supermarket and convenience store

Found a place you like? Apply on the spot. During the January-March peak season, someone else can submit an application the same evening you viewed the apartment. “I’ll sleep on it” and the listing is closed by the next morning — this is a common pattern during peak months.

Decide your non-negotiables before any viewing: maximum rent, maximum walk from the station, must-have features. Having clear criteria lets you say yes or no immediately without second-guessing.

After applying, the guarantor company and landlord screen your application. With a valid visa and income of 36x the monthly rent, results typically come in 3-7 days.

Once approved, you’ll receive the 重要事項説明 (juuyou jikou setsumei) — a legally mandated explanation of the property’s terms by a licensed real estate agent. This is conducted in Japanese by default, but MLIT has prepared multilingual document templates. Ask your agency in advance if they can provide materials in your language.

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What to Do If You’re Rejected for Being Foreign

It happens. Here’s what you should know.

According to the Real Estate Transaction Promotion Center’s legal analysis, refusing a tenant solely based on nationality may constitute a tort (不法行為 / fuhou koui) under Japanese law, and courts have awarded damages (損害賠償 / songai baishou) in such cases. However, current law cannot force a landlord to sign a lease.

The practical approach:

Rather than fighting for a specific property, switch to services that pre-screen for foreigner-friendly landlords. Every listing on GaijinPot Apartments and Real Estate Japan has owner approval for foreign tenants.

Free public consultation services exist if you need help:

• FRESC (Foreign Residents Support Center) — Yotsuya Tower 13F, next to JR Yotsuya Station. Four ministries and eight agencies under one roof. Phone: 0570-011000
• Tokyo Multilingual Consultation Navi — Free calls in 14 languages. 0120-142-142 (weekdays 10:00-16:00)

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UR Housing (No Guarantor, No Key Money)

UR Urban Renaissance Agency operates public rental housing that removes several of the barriers foreigners face with private rentals:

• No guarantor required
• No key money (礼金)
• No agency fee (仲介手数料)
• No renewal fee (更新料)

For an ¥80,000/month unit, initial costs at UR come to roughly ¥200,000 (deposit + prorated rent + common area fees) — less than half what you’d pay for a private rental.

Who can apply:

• Mid-to-long-term residents with a valid residence card (work visa, student visa, etc.)
• Monthly income of at least 4x the rent (¥320,000/month for an ¥80,000 unit)
• Alternative: savings of 100x the monthly rent (¥8,000,000 for the same unit), or lump-sum rent prepayment

UR properties are fewer in number and more limited in location than private rentals, but they’re a strong option when the guarantor requirement or upfront costs are blocking you.

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Dealing with Rental Problems

Situation	What to do
Application rejected	Ask the agency why. Short visa validity is a common reason — reapply after renewal. A different guarantor company may approve you
Repeatedly rejected for being foreign	Switch to foreigner-specialized services (GaijinPot, Real Estate Japan). Consider UR housing
Can’t afford initial costs	Filter for zero-deposit, zero-key-money properties. Some agencies offer installment plans
Can’t read the lease contract	Call FRESC (0570-011000) or Tokyo Multilingual Navi (0120-142-142). Request multilingual contract templates from the agency
Can’t find anything you like	Revisit your priorities. Expanding from 10-minute to 15-minute walk from the station, relaxing the building age requirement, or adding the next station over can open up options

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Alternatives to Renting

If the standard rental process feels too heavy, other paths exist.

Share houses

No guarantor needed, and initial costs are just a few tens of thousands of yen. Rent often includes utilities and internet. Oak House and Cross House are major operators. Many newcomers use a share house as their first base while getting settled. They’re also a great way to start making friends in Tokyo.

Monthly apartments

Furnished units (マンスリーマンション / mansuri manshon) rented by the month. More expensive than a standard lease, but no guarantor required and immediate move-in. A practical stepping stone: live in one while you take time to find the right long-term apartment.

Company housing

If you’re joining a Japanese employer, ask HR about housing allowances (住宅手当 / juutaku teate) or company-provided housing (社宅 / shataku). This can eliminate the apartment search entirely.

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Related Articles

• What Are Tokyo’s 23 Wards? — Rent ranges, childcare, commutes — how each ward differs. Essential for choosing your area
• What Are Tokyo’s Cities? — The 26 cities west of the 23 wards. Lower rent, more space, strong nature access
• My First Solo Move in Tokyo — A first-hand account of apartment hunting, contract signing, and move-in day
• Phone & Bank Account Catch-22 — Getting a phone number and bank account sorted after moving in
• How Payments Work in Japan — What payment methods to carry once you’ve moved in

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References:

• Ministry of Justice “Survey on Foreign Residents (2016)” https://www.moj.go.jp/content/001226182.pdf (accessed: 2026-02-16)

• Japan Property Management Association “Support for Smooth Move-in of Foreign Tenants” https://www.jpm.jp/foreign/ (accessed: 2026-02-16)

• MLIT “Smooth Entry of Foreigners into Private Rental Housing” https://www.mlit.go.jp/jutakukentiku/house/jutakukentiku_house_tk3_000017.html (accessed: 2026-04-08)

• SUUMO “Tokyo Rent Averages” https://suumo.jp/chintai/soba/tokyo/ (accessed: 2026-04-08)

• UR Urban Renaissance Agency “Is One-Third of Take-Home Pay the Right Rent Budget?” https://www.ur-net.go.jp/chintai/college/202402/000732.html (accessed: 2026-04-08)

• Tokyo Metropolitan Government Housing Policy HQ “Smooth Entry of Foreigners into Private Rental Housing” https://www.juutakuseisaku.metro.tokyo.lg.jp/fudosan/torihiki/gaikoku_nyuukyo (accessed: 2026-02-16)

• Government PR Online “Amended Housing Safety Net Act” https://www.gov-online.go.jp/article/202511/entry-9947.html (accessed: 2026-02-16)

• LIFULL HOME’S “2025 Deposit/Key Money Trend Survey” https://lifull.com/news/45530/ (accessed: 2026-02-16)

• UR Urban Renaissance Agency “Application Requirements” https://www.ur-net.go.jp/chintai/rent/requirements/ (accessed: 2026-02-16)

• Real Estate Transaction Promotion Center “Analysis of Nationality-Based Refusal” https://www.retpc.jp/archives/30909/ (accessed: 2026-02-16)

• Tokyo Multilingual Consultation Navi https://tabunka.tokyo-tsunagari.or.jp/soudan/navi.html (accessed: 2026-02-16)

• Immigration Services Agency “FRESC” https://www.moj.go.jp/isa/support/fresc/fresc01.html (accessed: 2026-02-16)