H O U S I N G
How to Rent an Apartment in Tokyo as a Foreigner (2026)
Find apartments on Suumo or GaijinPot, understand shikikin/reikin costs, pass screening, and sign your lease. Step-by-step for foreigners.
Quick Answer
- Tourists can’t rent regular apartments — you need a residence card and Japanese documents.
- For short stays: hotels, Airbnb, or monthly mansions (マンスリーマンション). Sites like Sakura House, OAK House, and Leopalace offer furnished short-term rooms without the usual Japanese rental process.
- Planning to move to Japan? Read this guide before you arrive — apartment hunting starts the day you get your residence card.
- Search on Suumo (suumo.jp) or GaijinPot Apartments (English, guarantor-free listings). A 1K in central Tokyo: ¥70,000–¥120,000/month.
- Move-in costs = 4–6 months’ rent upfront. Deposit (敷金) + key money (礼金) + agency fee + guarantor fee + first month’s rent. Budget ¥400,000–¥600,000 for a ¥100,000/month apartment.
- No Japanese guarantor? Use a guarantor company (保証会社) — the agent arranges it. Fee: 50–100% of one month’s rent.
- Good apartments go fast in Tokyo. Visit, measure, decide on the spot. Hesitate and it’s gone.
What This Article Covers
✅ What you’ll be able to do:
- Search for apartments using Japanese portal sites and English-friendly alternatives
- Understand the full cost breakdown before signing (no surprises)
- Navigate the application, screening, and contract process as a foreigner
⏱️ Timeline: 2–4 weeks from first search to move-in (if you’re decisive)
💰 Upfront cost: ¥400,000–¥600,000 for a ¥100,000/month apartment (4–6× monthly rent)
⚠️ Watch out for:
- “No foreigners” policies (外国人不可) — still exists, declining but real
- Key money (礼金) is non-refundable — it’s a gift to the landlord
- Internet installation takes 2–4 weeks — plan for a gap
Where to Search
Japanese Sites (Largest Selection)
| Site | URL | Language | Best for |
|---|---|---|---|
| Suumo | suumo.jp | Japanese | Largest listing database in Japan |
| Homes.co.jp | homes.co.jp | Japanese | Good filters, detailed floor plans |
| at home | athome.co.jp | Japanese | Wide coverage, especially suburbs |
English-Friendly Sites
| Site | URL | Best for |
|---|---|---|
| GaijinPot Apartments | apartments.gaijinpot.com | Foreigner-friendly, guarantor-free listings |
| Real Estate Japan | realestate.co.jp/en/ | English interface, direct agent contact |
| Plaza Homes | plaza-homes.co.jp | Premium apartments, relocation services |
| Fontana | ffrenting.com | Foreigner specialists in central Tokyo |
Pro tip: Suumo has 5–10× more listings than any English site. If you can read basic Japanese or use Google Translate, start there. The English sites are curated but limited.
Understanding Room Layouts
Japanese listings use a specific notation system:
| Layout | Meaning | Typical size | Best for |
|---|---|---|---|
| 1R | One room (kitchen in the same space) | 15–20 m² | Budget singles |
| 1K | One room + separate kitchen | 20–25 m² | Most singles |
| 1DK | Dining-kitchen + 1 room | 25–30 m² | Singles who cook |
| 1LDK | Living-dining-kitchen + 1 room | 30–45 m² | Couples |
| 2LDK | LDK + 2 rooms | 45–60 m² | Small families |
Room sizes are measured in 畳 (jō/tatami mats): 1 jō ≈ 1.62 m². A “6畳” room is about 10 m².
Key things to check on the floor plan:
- 南向き (minami-muki) = south-facing → most sunlight, most desirable
- RC造 (RC-zō) = reinforced concrete → better soundproofing than wood (木造)
- 築年数 (chiku-nensū) = building age → newer = earthquake-resistant, better equipment
- 階 (kai) = floor number → higher floors = quieter, more light, slightly more expensive
The True Cost of Moving In
This is where Tokyo renting shocks most foreigners. You don’t just pay first month’s rent — you pay 4–6 months’ worth upfront.
Cost Breakdown for a ¥100,000/month Apartment
| Fee | Amount | Refundable? | What it is |
|---|---|---|---|
| Deposit (敷金/shikikin) | ¥100,000 (1 month) | Yes (partially) | Security deposit. Deducted for cleaning/repairs at move-out. |
| Key money (礼金/reikin) | ¥100,000 (1 month) | No | ”Gift” to the landlord. Non-refundable. A Japanese tradition. |
| Agency fee (仲介手数料) | ¥110,000 (1 month + tax) | No | Real estate agent’s commission. Legally capped at 1 month + tax. |
| Guarantor company (保証料) | ¥50,000–¥100,000 | No | 50–100% of 1 month’s rent. Required if no Japanese guarantor. |
| First month’s rent (前家賃) | ¥100,000 | No | Advance payment for your first month. |
| Lock change (鍵交換) | ¥15,000–¥25,000 | No | New keys for security. |
| Fire insurance (火災保険) | ¥15,000–¥20,000 | No | Required. Usually 2-year policy. |
| Total | ¥490,000–¥555,000 | — | ~5× monthly rent |
Money-saving tips:
- Look for 敷金0・礼金0 (zero deposit, zero key money) properties — they exist, especially on GaijinPot
- Some agents charge half-month agency fees
- Negotiate reikin if the unit has been vacant for 2+ months
- UR apartments (公団住宅) have no key money, no agency fee, no guarantor needed
The Viewing (内見/Naiken)
Contact the real estate agent to schedule a viewing. Most agents speak limited English — bring a Japanese-speaking friend or use a foreigner-friendly agency.
What to Check During the Viewing
Inside the apartment:
- Water pressure (turn on the shower)
- Phone signal (check all rooms)
- Outlets (count them — Japanese apartments often have too few)
- Storage (closet space, shoe storage)
- Air conditioning (built-in? or do you need to buy one?)
- Washer hookup location (indoor or outdoor balcony?)
Building and surroundings:
- Nearest station (walk it yourself — listed “5 min” often means 8)
- Nearest convenience store and supermarket
- Noise level (visit at night if possible)
- Trash disposal area and schedule (ゴミ出し)
- Mailbox security (does it lock?)
- Bicycle parking
Bring: A tape measure (メジャー), your phone for photos, and a list of must-haves.
Decision speed: Good apartments in Tokyo go fast. If you like it after the viewing, tell the agent immediately. Saying “I’ll think about it” often means losing it.
The Application Process
Required Documents
| Document | Notes |
|---|---|
| Passport | Original + copy |
| Residence card (在留カード) | Front and back |
| Proof of income | 3 months of pay slips or tax certificate (課税証明書) |
| Employer information | Company name, address, phone, your job title |
| Emergency contact in Japan | Name, phone, relationship. Cannot be the applicant. |
Screening (審査): 3–7 Days
The landlord and guarantor company screen your application. They check:
- Income (generally need 3× monthly rent in gross monthly salary)
- Employment stability
- Visa status and remaining period (longer = better)
- Guarantor company approval
Common rejection reasons for foreigners:
- Visa expiring within 6 months (renew first — see our visa renewal guide)
- Income too low relative to rent
- “No foreigners” policy (外国人不可) — the agent should filter these out, but some slip through
- No emergency contact in Japan
Guarantor Companies (保証会社)
Almost no foreigner has a Japanese guarantor (連帯保証人). That’s fine — guarantor companies (保証会社) replace the human guarantor for a fee.
- Fee: 50–100% of one month’s rent (initial), then ¥10,000–¥20,000/year for renewal
- The real estate agent arranges this — you don’t choose the company
- They check your income and visa status
- This is standard — even many Japanese people use guarantor companies now
Signing the Lease (契約)
Once approved, you’ll sign the lease at the agent’s office. The contract is typically 2 years, renewable.
What to say when you arrive: You: 「契約の手続きに来ました」 (Keiyaku no tetsuzuki ni kimashita — “I’m here for the contract”)
Key contract terms to understand:
| Japanese term | Meaning | Important? |
|---|---|---|
| 契約期間 (keiyaku kikan) | Lease period (usually 2 years) | Yes |
| 更新料 (kōshinryō) | Renewal fee (usually 1 month’s rent every 2 years) | Yes — budget for it |
| 解約予告 (kaiyaku yokoku) | Notice period for moving out (usually 1–2 months) | Yes |
| 原状回復 (genjō kaifuku) | Restore to original condition at move-out | Know your obligations |
| ペット不可 (petto fuka) | No pets allowed | Check before signing |
| 楽器不可 (gakki fuka) | No musical instruments | Check before signing |
Bring to the signing:
- Passport and residence card
- Inkan (印鑑/personal seal) if required — some landlords accept signatures
- The full move-in amount in your bank account (transferred before or at signing)
For more details on contracts, see our lease contracts guide.
Move-In Day Checklist
- Get your keys from the agent (key pickup appointment)
- Flip the breaker — electricity usually works immediately
- Check for damage — photograph everything before unpacking
- Report your new address at the ward office within 14 days — see register at city hall
- Set up utilities — see our utilities guide
- Gas requires a visit — book Tokyo Gas before move-in day
When Things Go Wrong
| Problem | Cause | Solution |
|---|---|---|
| Application rejected | "No foreigners" or income too low | Ask the agent for foreigner-friendly properties. Try GaijinPot or Fontana. |
| Agent won't show properties | Language barrier or discrimination | Switch to a foreigner-specialist agency (GaijinPot, Plaza Homes, Fontana). |
| Deposit not returned at move-out | Excessive cleaning/repair charges | Document condition at move-in with photos. Know your rights under 原状回復 guidelines. |
| Unexpected fee in the contract | Hidden charges (抗菌処理, 消臭代, etc.) | Ask what each fee is. Some are negotiable or optional. Don't sign if unclear. |
| Apartment is different from listing | Photos outdated or misleading | Always view in person before applying. Never sign sight-unseen. |
FAQ
Q: How much money do I need to move into a Tokyo apartment?
A: Budget 4–6× monthly rent for upfront costs. For a ¥100,000/month apartment, prepare ¥400,000–¥600,000. This includes deposit, key money, agency fee, guarantor fee, first month’s rent, lock change, and insurance.
Q: Can I rent an apartment without speaking Japanese?
A: Yes, through English-speaking agencies like GaijinPot Apartments, Plaza Homes, or Fontana. Expect a smaller selection and slightly higher prices. Having a Japanese-speaking friend at viewings helps enormously.
Q: What is key money (礼金) and can I avoid it?
A: Key money is a non-refundable “gift” to the landlord — a uniquely Japanese tradition. It’s typically 1 month’s rent. You can avoid it by searching for 礼金なし (reikin nashi) properties. These exist but may have other trade-offs (older building, less popular location).
Q: How long does the whole process take?
A: From first search to move-in: 2–4 weeks if you’re decisive. Search (3–5 days) → viewing (1–2 days) → application + screening (3–7 days) → contract signing (1 day) → move-in.
Q: What is UR housing?
A: UR (Urban Renaissance Agency / 都市再生機構) manages government-built apartments. No key money, no agency fee, no guarantor needed. Foreigners welcome if you meet income requirements. Downside: older buildings, less central locations, limited availability. Website: ur-net.go.jp
Related Guides
- Lease Contracts Explained — Detailed contract terms and your rights
- Set Up Utilities — Electricity, gas, water, internet after moving in
- Register at City Hall — Required within 14 days of moving
- Garbage and Recycling — Your building’s trash rules
- Renew Your Visa — Keep your visa current before apartment hunting
References and Official Sources
-
Suumo (RECRUIT Holdings)
“Rental Apartment Search”
https://suumo.jp/
Accessed February 2026. Japan’s largest rental apartment listing database with over 6 million properties nationwide. Primary source for rental market data and pricing trends in Tokyo. -
GaijinPot Apartments
”Foreigner-Friendly Rental Apartments in Tokyo”
https://apartments.gaijinpot.com/
Accessed February 2026. English-language rental platform specializing in foreigner-friendly properties with guarantor company arrangements and English-speaking agent support. -
Urban Renaissance Agency (UR都市機構)
“UR Rental Housing”
https://www.ur-net.go.jp/english/
Accessed February 2026. Government-operated rental housing with no key money (礼金), no agency fees, and no guarantor requirements. Income-based eligibility without residency duration restrictions. Official policies confirm the fee-free structure cited in this article. -
Real Estate Transaction Promotion Center (不動産流通推進センター)
“Real Estate Market Data”
https://www.retpc.jp/
Accessed February 2026. Industry data on Tokyo rental market conditions, average move-in costs, and transaction practices. Confirms the 4-6 months’ rent upfront cost structure standard in Tokyo as of 2026. -
Ministry of Land, Infrastructure, Transport and Tourism (国土交通省)
“Brokerage Fee Regulations” (仲介手数料)
https://www.mlit.go.jp/
Accessed February 2026. Legal framework confirming that real estate agency fees (仲介手数料) are capped at 1 month’s rent plus 10% consumption tax for residential rentals.
Note on Move-In Costs: The 4-6 months’ rent upfront cost cited in this article reflects typical Tokyo market practice as of 2026. This includes: deposit (敷金, typically 1-2 months), key money (礼金, 0-2 months), agency fee (1 month + tax), first month’s rent, guarantor company fee (50-100% of monthly rent), fire insurance (¥15,000-¥20,000), and lock change fee (¥15,000-¥25,000). Total costs vary by property and negotiation.
Note on Guarantor Companies: The guarantor company (保証会社) system allows foreign residents without Japanese personal guarantors (連帯保証人) to rent apartments. Major companies include Casa, JID, Global Trust Networks, and Liferent. Fees are typically 50-100% of one month’s rent initially, plus annual renewal fees of ¥10,000-¥20,000. Real estate agents arrange guarantor company applications as part of the rental process.
Note on “No Foreigners” Policies: While discrimination based on nationality violates Japan’s Constitution (Article 14) and international human rights conventions, some landlords maintain 外国人不可 (no foreigners) policies citing language barriers, different living customs, or concerns about early departure. These policies are declining but still exist in the market. The Ministry of Justice and Tokyo Metropolitan Government have issued guidance discouraging such practices, but enforcement remains limited. Foreigner-friendly agencies and guarantor companies help mitigate this barrier.
Note on UR Housing Eligibility: UR (Urban Renaissance Agency) apartments require monthly income of at least 4x the monthly rent, or savings of at least 100x the monthly rent. Foreign residents are eligible with valid residence status and sufficient income/savings. No key money, no agency fees, and no guarantor required, making UR attractive despite older buildings and less central locations.