Renting an apartment in Japan can be confusing, even for locals. For foreigners, the process often feels like a mix of excitement, paperwork, and culture shock.
After living in Japan for several years, I’ve been through the whole process—from searching online to signing the contract—and I’ve learned what really matters.
Here’s a complete, realistic guide to help you find your new home in Japan.
🏙️ 1. Understanding How Renting Works in Japan
In Japan, apartments are usually managed by real estate agencies (不動産屋 / fudōsan-ya) rather than directly by owners.
When you rent, you’ll typically deal with:
- Real estate agent (不動産屋) – helps you find and apply for apartments.
- Landlord (大家 / ooya) – owns the property.
- Guarantor company (保証会社 / hoshō gaisha) – guarantees your rent if you can’t pay.
Unlike in many countries, Japanese rentals involve multiple upfront fees (more on that below).
💴 2. Typical Initial Costs
Be prepared—Japan’s initial move-in costs can equal 3–5 months’ rent.
Here’s a breakdown of common fees:
| Fee Type | Japanese Term | Description |
|---|---|---|
| Deposit | 敷金 (shikikin) | Refundable if there’s no damage |
| Key Money | 礼金 (reikin) | Non-refundable “thank you” payment to landlord |
| Agent Fee | 仲介手数料 (chūkai tesūryō) | Real estate agent’s commission (usually 1 month rent) |
| First Month Rent | 家賃 (yachin) | Paid in advance |
| Guarantor Fee | 保証会社費用 | 50–100% of one month’s rent (one time or yearly) |
💡 Tip: Some modern rental companies like LeoPalace21, OYO Life, or Sakura House skip the deposit/key money system, making it easier for foreigners.
🔍 3. Where to Find Apartments
If you don’t speak Japanese, these English-friendly sites are lifesavers:
- GaijinPot Housing
- RealEstate Japan
- SUUMO (Japanese, but very detailed)
- CHINTAI
You can also walk into local real estate offices near your desired station — some agents specialize in helping foreigners.
🧾 4. Required Documents
To apply for an apartment, you’ll usually need:
- Residence card (在留カード / zairyū kādo)
- Passport
- Proof of income or employment contract
- Emergency contact in Japan
- Japanese phone number and bank account
Most landlords prefer long-term residents (students, workers) with a visa lasting at least 6 months.
👥 5. Guarantor System Explained
Foreigners often struggle with this part.
In Japan, landlords almost always require a guarantor (保証人)—someone who takes financial responsibility if you can’t pay rent.
If you don’t have one, you can use a guarantor company (for a fee).
Most modern apartments accept these companies instead of personal guarantors.
🧹 6. Moving In & Rules to Know
Once approved, you’ll get your keys and a thick list of rules!
Common expectations:
- No loud music or parties
- Separate garbage strictly (burnable, non-burnable, PET bottles, etc.)
- Notify management before changing anything (like wall hooks or curtains)
- Inform the landlord before moving out (usually 1-month notice)
🪴 7. My Personal Advice
When I first rented in Kyoto, I didn’t understand half of the contract—but I learned fast.
If you can, bring a Japanese-speaking friend or use translation apps during signing.
Also, always take photos of the apartment before moving in; they’ll protect you when reclaiming your deposit later.
💬 Final Thoughts
Renting in Japan isn’t impossible—it just takes patience, preparation, and understanding how the system works.
Once you find your place, though, there’s nothing like that first morning in your own Japanese apartment—quiet, clean, and uniquely peaceful.
If you’re starting your apartment search now, take it step by step.
With the right information and a bit of courage, Japan can truly become your home.