Japan – Finding Property to Rent

Where do most expats rent in Japan, and why are these areas popular?

The bulk of expats employed by international firms, along with foreign diplomats stationed in the country, tend to base themselves in central Tokyo — predominantly within Minato Ward and Shibuya Ward. Japan is, of course, a large and varied country, and cities such as Osaka, Kyoto, Yokohama, and Nagoya each attract meaningful numbers of foreign residents in their own right.

Minato Ward is distinguished by its cosmopolitan character, being home to a dense concentration of embassies, multinational company headquarters, and international schools. It consistently draws expats who value convenience, a well-established international community, and access to global-standard amenities. As Tokyo’s most expensive residential ward, rents in Minato typically run 30 to 50 percent above comparable units in other parts of the city — a modern 2LDK apartment will generally cost around ¥400,000 to ¥450,000 per month as of 2024.

Several specific neighbourhoods within Minato Ward hold particular appeal for international residents. Azabu supports a thriving expat community through its embassies, international grocery stores, and restaurants oriented towards foreign palates, ranking it among the most sought-after addresses for overseas residents. Roppongi is associated with a vibrant nightlife scene and cultural attractions including the Roppongi Hills complex, drawing expats who want an active social life. Akasaka functions as both a business and entertainment hub within the ward, offering upscale apartment options close to corporate offices and suiting professionally focused expatriates.

Hiroo is a prestigious pocket of Minato Ward that has long been a favourite among foreign residents. Several international schools are located in the area, including Hiroo Gakuen and The British School in Tokyo, making it a particularly logical base for families relocating to Japan with children.

Shibuya Ward brings together old and new Tokyo in a way that appeals to younger expats and families alike. Daikanyama stands out within the ward for its boutique retail, relaxed café culture, and almost village-like atmosphere — qualities that attract creative professionals and expats seeking a polished yet unhurried environment just a short distance from the energy of central Shibuya.

For families with children who prioritise living space and outdoor greenery without stretching their housing budget, Tokyo’s outer districts represent good value. Setagaya Ward — particularly the neighbourhoods of Futako-Tamagawa and Yoga, as well as areas convenient to Seisen International School and St Mary’s International School — is a consistent favourite among expat families for its larger homes, tree-lined streets, and calmer pace of life. Rents in Setagaya are moderate relative to central wards, and families routinely find significantly more space for an equivalent budget to what would rent a small central apartment.

Beyond Tokyo, other cities sustain sizeable international communities. Osaka draws residents with its celebrated food culture and rental prices that are generally more affordable than the capital. Kyoto appeals to those working in education and cultural sectors. Shinagawa Ward, built around its major railway station, serves as a key corporate and transport hub with direct Shinkansen connections and airport access — a practical base for expats who travel regularly.

Tokyo’s foreign resident population stood at approximately 542,864 people as of 2024, accounting for 5.6% of the city’s total population. The highest concentrations are found in Shinjuku Ward (44,000 residents), Edogawa Ward (43,000), Adachi Ward (39,000), Koto Ward (37,000), and Toshima Ward (33,000). These outer wards typically offer more affordable rents alongside well-established local communities.

What are the main property rental websites in Japan?

Japan’s online property market is well developed, offering both large domestic portals serving the general population and specialised platforms designed specifically for international residents. If your Japanese language ability is limited, the foreigner-oriented sites listed below represent by far the most practical place to start.

SUUMO is among Japan’s largest property listing portals, operated by Recruit Holdings. It carries an extensive volume of listings throughout the country and features a dedicated section for foreign residents with guidance provided in English. For those who are not confident in Japanese, SUUMO’s foreign-language services section makes it possible to identify real estate agencies capable of assisting in your language. The majority of individual property listings, however, remain in Japanese.

BEST-ESTATE.jp is widely considered one of Japan’s largest rental listing platforms oriented specifically towards foreign residents. The site provides free support in English, Simplified Chinese, Traditional Chinese, Cantonese, Korean, Vietnamese, and Nepali. Users can arrange a Zoom session with an operator who will search for properties based on individual preferences, and both property viewings and contract procedures can be handled online — making it possible to secure accommodation from overseas and move straight in upon arrival in Japan.

Wagaya Japan describes itself as Japan’s largest real estate site for foreigners. It offers foreigner-friendly rental and purchase listings with multilingual support aimed at exchange students and working professionals from countries including the US, China, Korea, Vietnam, and the Philippines. Online assistance is available for consultation, viewings, and contract procedures for those searching from outside Japan.

Real Estate Japan is a well-established English-language portal serving Tokyo, Osaka, and other regions. The platform enables users to search for rental apartments across Japan, with easy filtering options for short-term stays, guesthouses, no-key-money properties, pet-friendly buildings, and luxury apartments across a range of budgets.

YOLO HOME specialises in foreigner-friendly rental listings, covering apartments for foreign nationals and international students across Tokyo, Osaka, Fukuoka, and elsewhere in Japan. The platform hosts over 45,000 foreigner-friendly rental properties and offers multilingual support. It is operated by YOLO JAPAN, a media platform for foreign residents with a membership base of 300,000 people from 239 countries, and allows searches to be conducted in multiple languages.

Apartment Japan is particularly well suited to renters who do not have a Japanese guarantor available. The platform offers a wide range of properties with foreigner-friendly lease conditions, including tenancies of one month or more, no guarantor requirements, and credit card payment options. Many listings are furnished, making the platform especially valuable for those with limited residential status duration in Japan or those who need to move in quickly without purchasing household items.

Are there letting agencies or relocation agents for expats in Japan?

Several agencies in Japan focus specifically on serving international residents, providing full or partial English-language support, more accessible application processes, and expert guidance on the more complex aspects of renting in Japan.

PLAZA HOMES is one of Tokyo’s most established agencies specialising in housing for expatriates. It offers a comprehensive real estate solution for expats relocating to Tokyo, covering upscale apartments, private homes, and office rentals, supported throughout by fully bilingual staff and a dedicated relocation service for newcomers to the city.

All Japan Relocation provides relocation support that extends well beyond property searching alone. The company assists foreign nationals moving to Japan with guidance on residential properties, introduces the primary expat neighbourhoods in Tokyo along with current average rent levels, and recommends suitable properties serviced by English-speaking staff.

Asumirai is a real estate company dedicated to serving non-Japanese residents. Staff provide assistance in English, Chinese, and Korean across all stages of the process, from finding a property and signing the lease to opening a bank account in Japan. The company offers its own in-house guarantor service, removing the need to locate a personal guarantor independently, and introduces properties across a broad range of price points.

E-Housing connects international buyers and renters with properties throughout Tokyo. The team has detailed knowledge of expat-friendly districts across the city and works to match clients with properties based on their specific requirements, budget, and lifestyle preferences.

When selecting an agency, prioritise those that explicitly promote foreigner-friendly services or English-speaking advisers. Agencies handle listings, arrange viewings, manage paperwork, and act as intermediaries between tenant and landlord. For foreign nationals, the choice of agency is particularly consequential — some are genuinely equipped to support international clients, while others may operate informal exclusion policies or have limited capacity to assist those without fluent Japanese.

What other ways can expats find rental properties in Japan?

In addition to the main portals and specialised agencies, a number of other routes can be effective for finding rental accommodation in Japan — particularly once you have settled in or built connections within a local community.

Share houses: Share houses (シェアハウス) serve as a popular entry point for new arrivals, especially those who have not yet obtained a long-term visa or who want to keep their initial outlay to a minimum. OAKHOUSE focuses primarily on share houses and apartments, with its website available in Japanese, English, Chinese, French, and Korean — and around 40% of its residents come from overseas. Because OAKHOUSE manages its properties directly, any issues that arise can be resolved quickly. Social Apartment (social-apartment.com) is another widely used platform, with properties situated close to major train stations across the Tokyo and Kansai areas.

Corporate and employer relocation programmes: Many multinational employers operating in Japan maintain corporate housing arrangements or preferred relationships with relocation companies. If you are coming to Japan through an employer, enquire with your HR team whether such a programme exists. This can greatly simplify the property search and may eliminate the guarantor requirement entirely, since the employing company may be willing to act as guarantor on the tenant’s behalf.

Facebook groups and online expat communities: Facebook groups such as “Expats in Tokyo” and “Foreigners in Japan – Housing & Accommodation” regularly feature property listings, subletting opportunities, and housing recommendations from community members. These channels can be particularly useful for locating furnished short-term rentals or existing lease takeovers. Exercise appropriate caution and verify any listing independently before transferring money.

Word of mouth: Personal introductions remain a meaningful route to finding rental accommodation in Japan, where community networks carry significant weight. Colleagues, neighbours, and local community organisations may be able to introduce you to landlords willing to rent — and a recommendation from a trusted contact can sometimes help overcome a landlord’s hesitation about renting to a foreign national.

The Urban Renaissance Agency (UR): The Urban Renaissance Agency is a semi-governmental body that manages hundreds of thousands of rental units across Japan. UR housing is broadly affordable, widely distributed throughout the country, and — crucially for international residents — requires neither key money nor a personal guarantor. English-language information can be found at ur-net.go.jp/en. The main trade-off is that UR properties tend to be older and are not always situated in the most central or convenient locations.

Local classifieds: Platforms such as Craigslist Japan and Jimoty (じもティー) occasionally carry rental listings, particularly for short-term or informal arrangements, though the volume and variety of listings is considerably narrower than on dedicated property portals.

What should expats expect from the rental application process in Japan?

Japan’s rental application process is more formal and documentation-intensive than in most other countries. Knowing what each stage involves in advance will help you avoid unnecessary delays and improve the likelihood of a successful outcome.

1. Search and shortlist properties: Use one of the portals or agencies described above to draw up a shortlist of suitable properties. When first approaching an agency, share your intended move-in date, budget, and key requirements so they can begin searching for appropriate options from the outset and keep the process on track.
2. Attend viewings: If you identify a property that looks promising, arrange to visit it in person. Viewing several options before narrowing down your shortlist is advisable. Some foreigner-focused platforms now offer virtual viewings for prospective tenants who are still based abroad.
3. Submit an application: After settling on a property, you will submit a formal rental application. A successful application requires comprehensive documentation that demonstrates both financial stability and valid residency status. Documents typically requested include a copy of your passport, your Japanese Residence Card (在留カード, zairyū kādo), proof of employment or income (such as a salary certificate from your employer), recent bank statements, and — in most cases — guarantor details or information about a guarantor company.
4. Tenant screening: Before the lease can be signed, the landlord or management company will carry out a formal screening to assess your income, residency status, and background. As a foreign national, providing a letter of employment or evidence of stable earnings can substantially strengthen your application.
5. Arrange a guarantor or guarantor company: The vast majority of landlords in Japan require a joint guarantor — someone who accepts legal responsibility for paying the rent should the tenant default. This is a deeply embedded feature of the Japanese rental market that often comes as a surprise to foreign applicants. To overcome this obstacle, Japan has developed a system of professional rent guarantee companies, which effectively take on the cosigner role in place of a private individual. Most agencies oriented towards foreign clients can connect you with an approved guarantee company.
6. Sign the contract and pay initial fees: Once all checks are complete, you will sign the rental agreement and pay the required upfront costs, which include the security deposit, key money where applicable, the agency fee, advance rent, and fire insurance. This is typically the stage requiring the largest single financial outlay — see the costs section below for a detailed breakdown.
7. Collect keys and register your address: On taking possession of the property, utilities such as electricity, gas, and water will typically be disconnected and will need to be activated by contacting the relevant suppliers. You should also visit your local city or ward office to update your registered address, which is a legal requirement when moving residence in Japan.

One practical difficulty facing new arrivals is the expectation that ongoing rent will be paid via a Japanese bank account or local payment method. Some foreigner-friendly platforms accept credit cards issued in your home country, which can serve as a useful stopgap while you arrange a local account.

What are the typical costs involved in renting in Japan?

In contrast to many countries where tenants pay little more than a first month’s rent and a deposit at the outset, Japan’s rental system typically involves a series of upfront payments that together can amount to four to six months’ rent or more. The main cost components are set out below. Always confirm current figures with your agent or official sources, as amounts differ by property type and location.

Security deposit (shikikin): The security deposit is paid to the landlord when the contract is signed and serves as a financial cushion against unpaid rent or tenant-caused damage. Any remaining balance after deductions is returned once the tenant vacates. As a general benchmark, the deposit is often set at around two months’ rent, though this varies by area and building type. Amendments to the Civil Code in 2020 introduced clearer rules on deposit returns — tenants are not liable for general deterioration or wear from everyday use.

Key money (reikin): Key money, or reikin (礼金), translates literally as “gratitude money” and represents a traditional gift from tenant to landlord as a gesture of appreciation for the tenancy. Unlike a security deposit, key money carries no functional purpose for the landlord — it is entirely ceremonial and non-refundable. As of 2024, 54.5% of Tokyo properties still charge reikin, down from 72% in 2010. Listings specifically advertising zero key money have become considerably more common in Tokyo and Osaka.

Agency fee: Brokerage fees are subject to a ceiling under the Real Estate Transaction Business Law, capped at one month’s rent plus consumption tax, with tenant consent required for fees set within this range as of 2024.

Fire insurance: Fire insurance, costing ¥15,000 to ¥20,000 for a two-year policy, is legally required for all rental properties in Japan as of 2024. This is a compulsory expense rather than an optional one.

Total upfront budget: The Ministry of Land, Infrastructure, Transport and Tourism (MLIT)’s guidance for newcomers states that aggregate upfront costs typically fall within a range of four to seven months’ rent — meaning that for an apartment priced at ¥100,000 per month, a new tenant should budget at least ¥400,000 to ¥700,000 before moving in. Always consult the latest guidance at the MLIT official website.

Ongoing monthly costs: Beyond monthly rent, check whether your lease includes a management or maintenance fee (kanrihi), which is a standard feature in newer buildings and typically amounts to ¥5,000 to ¥20,000 per month. Rent in Japan is generally paid in advance, with tenants normally required to pay the following month’s rent upon signing the lease, and subsequent payments typically falling due between the 25th and the final day of each month.

What types of rental contract are common in Japan?

Two principal categories of rental contract exist in Japan, and they differ meaningfully in terms of renewal rights and how secure a tenant’s position is. It is important to understand the distinction before committing to a lease.

Ordinary lease (futsu chintaishaku keiyaku): This is the most prevalent form of residential tenancy in Japan. In many parts of the country — particularly in the Kanto region — leases are set for two years and may carry a renewal fee of approximately one month’s rent where specified in the contract. Under an ordinary lease, tenants benefit from strong legal protections: a landlord cannot refuse renewal unless they can demonstrate legitimate grounds, such as requiring the property for their own use. This makes the ordinary lease the more tenant-friendly of the two options.

Fixed-term lease (teiki chintaishaku keiyaku): A fixed-term lease concludes on the agreed end date without automatic renewal. Some landlords favour this arrangement as it gives them greater flexibility over the property’s future use, but it offers tenants less security of tenure. If long-term certainty is important to you, it is worth establishing which contract type is on offer before making any commitment.

Contract language: The rental agreement (賃貸借契約書, chintaishaku keiyakusho) forms the legal foundation of the tenancy — a detailed, Japanese-language document setting out both parties’ rights and obligations, associated costs, and the conditions for termination. For foreign nationals, contracts are almost invariably in Japanese, which makes having the document reviewed and explained by a competent professional an essential step before signing. Some agencies serving the international community produce bilingual contracts, though this is not standard practice across the industry. If in doubt, engage a bilingual agent, legal professional, or qualified interpreter to review the document.

Notice periods: The standard notice period for ending a lease in Japan is typically 30 days, although certain contracts require notice of up to two months. Review your individual agreement carefully, since providing insufficient notice can result in additional rent being charged.

Key restrictions to check: Examine the contract thoroughly at the time of signing, taking note of all restrictions applicable to the property. These commonly include prohibitions on keeping pets, limits on the number of occupants, and bans on playing musical instruments. Terms relating to subletting, making alterations to the interior, and overnight guests can also vary significantly. Breaching any of these conditions risks forfeiture of the deposit or, in serious cases, early termination of the tenancy.

Rent reviews: Rent in Japan is generally held stable throughout the lease period and cannot be raised without prior notice or the tenant’s agreement. Any adjustment to rent is typically addressed at the point of renewal. While central city rents can seem high, prospective tenants should be aware that negotiating below the advertised asking price is generally difficult in Japan.

What are the legal rights and protections for tenants in Japan?

Japan maintains a robust legal framework safeguarding tenants’ rights. The principal legislation governing landlord and tenant relationships is the Act on Land and Building Leases (借地借家法, shakuchi shakka hō). Key protections afforded to tenants under this framework include the following:

• Tenants cannot be evicted without lawful cause under Japanese law, and are entitled to renew their leases under broadly similar conditions.
• Tenants have a legal entitlement to the return of their security deposit after valid deductions have been made. Protections exist against unjust or excessive withholding by landlords, and tenants are entitled to request itemised documentation for any amounts retained.
• The cost of normal wear and deterioration over time — such as wallpaper fading due to sunlight or appliances reaching the end of their natural life — is borne by the landlord, not the tenant. Damage attributable to the tenant’s conduct, such as burns, scratches caused by pets, or grime resulting from neglect, is the tenant’s responsibility.
• Japanese law prohibits discrimination on the basis of nationality, and all tenants are legally entitled to equal treatment in the housing market. In practice, some landlords continue to decline foreign applicants, which remains an ongoing social issue — but it is not lawful.

Where to go if a dispute arises: If a problem emerges during or after a tenancy, residents can raise complaints with local government housing offices. Support is available through municipal housing consultation services, legal aid organisations serving foreign residents, and professional dispute mediation services.

In Tokyo, the Tokyo Metropolitan Government’s Housing Policy Division offers guidance and mediation. English-language information is accessible at metro.tokyo.lg.jp/english. The Japan Legal Support Centre (Hōterasu), reachable at houterasu.or.jp/en, provides free legal consultations and referrals to specialist legal assistance.

The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) publishes official guidance on deposit deductions and tenant responsibilities at mlit.go.jp/en. These guidelines — known as the “Dispute Prevention Guidelines” — set out precisely which restoration costs tenants are and are not required to bear at the end of a tenancy.

Throughout your tenancy, keep thorough records of all communications with your landlord and take regular photographs documenting the property’s condition. This is the single most practical measure you can take to protect yourself in any future disagreement over the return of your deposit.

Frequently asked questions

Can foreigners rent property freely in Japan?

Yes — there is no legal prohibition on foreign nationals renting property in Japan. Japanese law forbids discrimination based on nationality, and all tenants are entitled to equal treatment when seeking accommodation. In practice, certain landlords maintain informal policies against renting to foreigners, which is why using a platform or agency that explicitly serves international residents is strongly advisable — such services work exclusively with landlords who welcome foreign tenants.

What are the total upfront costs I should budget for?

According to guidance published by Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) for newcomers, total upfront costs typically fall in a range of four to seven months’ rent. This sum usually covers the security deposit (shikikin), key money (reikin), agency fee, advance rent, fire insurance premium, and lock replacement fee. Always confirm the figures that apply to a specific property with your agent, as amounts vary by location and building type.

Are furnished apartments common in Japan?

Unfurnished apartments represent the norm in Japan’s mainstream rental market — and “unfurnished” in Japan often means genuinely bare, sometimes without curtain tracks, light fittings, or kitchen appliances. That said, furnished properties do exist and are becoming more accessible through foreigner-focused platforms. Many listings on sites such as Apartment Japan come furnished, which is a significant advantage for shorter-term residents or those arriving without the means to purchase appliances immediately. Furniture rental services are also available in major cities for those who wish to equip a standard unfurnished apartment.

What is key money, and do I have to pay it?

Key money (reikin) is a non-refundable payment made to the landlord that originates as a traditional gesture of appreciation for granting you the tenancy. Unlike a security deposit, it provides the landlord with no practical financial protection — its purpose is entirely ceremonial. The prevalence of key money is declining: in Tokyo and Osaka, listings advertising zero reikin are now much easier to find than in previous years, and filtering specifically for no-key-money properties is a straightforward way to avoid this cost.

Do I need a Japanese guarantor to rent in Japan?

Most rental properties in Japan require either a personal Japanese guarantor or enrolment with a Japanese guarantee company — and this is widely regarded as the highest single barrier facing foreign applicants. Japan has responded to this challenge by developing a professional rent guarantee company sector, which performs a function broadly comparable to a cosigner arrangement but is provided by a licensed company rather than an individual. Most agencies oriented towards foreign clients can introduce prospective tenants to an approved guarantee company.

How long does a standard rental contract last in Japan?

The typical residential lease in Japan runs for two years and is generally renewed automatically upon expiry — with a renewal fee of roughly one month’s rent applying in the Kanto (Tokyo) region where stipulated in the contract. Fixed-term leases of varying durations are also available, particularly for furnished or serviced apartments aimed at short-to-medium-term residents. Always clarify which contract type applies and what the renewal or exit terms are before committing to a lease.

Are rental contracts in English available?

Rental contracts in Japan are almost invariably written in Japanese — a detailed legal document covering rights, obligations, associated costs, and conditions for termination. For foreign nationals, this makes it essential to have the contract reviewed and explained by a competent bilingual professional before signing, in order to avoid hidden charges, unfair terms, or misunderstandings. Certain agencies that focus on the international market do provide bilingual or English-translated contracts, so it is worth asking prospective agents about this at the outset of your search.

How do I avoid rental scams in Japan?

Japan’s formal rental market — operating through licensed real estate agencies and established portals — is generally well regulated and carries a low risk of fraud. The main areas of concern are informal channels such as social media advertisements, Craigslist listings, or private landlord postings. Always confirm that any agency you deal with holds a valid real estate licence (look for the 宅地建物取引業 licence number, which all licensed operators are legally required to display), never pay a deposit without a signed contract in hand, and opt for a foreigner-focused platform or agency when beginning your search in Japan.