Short-Term vs Long-Term Rentals in Tokyo: What Expats Need to Know

Moving to Tokyo can be exhilarating—but before you settle in, you’ll need to figure out where and how to live. One of the biggest decisions you’ll face is whether to choose a short-term or long-term rental. Each option has its own benefits, challenges, and financial implications—especially for foreigners unfamiliar with Japan’s rental landscape.

This guide breaks down the key differences between short-term and long-term rentals in Tokyo, so you can make the right decision based on your goals, budget, and lifestyle.

1. What Defines a Short-Term vs Long-Term Rental?

• Short-Term Rentals typically last from a few days to several months. Common formats include:

  • Monthly serviced apartments

  • Airbnb-style stays (though legally restricted)

  • Share houses

  • Corporate housing

• Long-Term Rentals usually involve contracts of one to two years, often with renewal options. These are standard private rental apartments in residential buildings.

In Tokyo, anything under 6 months is generally considered short-term, and requires different licensing and landlord expectations.

2. Short-Term Rentals: Pros and Cons

✅ Pros:

• No Guarantor Needed: Most short-term apartments don’t require a Japanese guarantor or complex paperwork.

• Fully Furnished: They come with beds, kitchenware, Wi-Fi, and even utilities included.

• Immediate Move-In: Great for travelers, digital nomads, or newly arrived expats who need time to settle.

• Flexible Contracts: Monthly plans allow you to leave with minimal notice.

❌ Cons:

• Higher Cost Per Month: You’ll pay more for convenience—usually 1.5x to 2x the cost of a long-term place.

• Smaller Space: Many short-term units are compact or studio-style.

• Limited Availability: During peak seasons (e.g., spring or autumn), finding a unit can be difficult.

• No Residency Registration: Some short-term stays may not qualify for official residency documents (住民票), which are required for things like banking or insurance.

3. Long-Term Rentals: Pros and Cons

✅ Pros:

• Lower Monthly Rent: Once you’re settled, long-term apartments offer much better value.

• Larger Units: You can get 1LDK or 2LDK (living-dining-kitchen) layouts suitable for couples or families.

• Stable Address: Perfect if you need to register with your local city office or apply for utilities, bank accounts, or a school.

• Personalization: You can furnish your home as you like.

❌ Cons:

• Complex Application Process: Guarantors, paperwork, income verification, and Japanese language skills may be required.

• High Upfront Costs: Initial move-in fees often equal 4–6 months’ rent.

• Long Contracts: Early termination may result in penalties.

• Language Barrier: Most rental agents and landlords speak Japanese only.

4. Typical Cost Comparison (Monthly)

5. Use Case Scenarios

Best for Short-Term Rental:

• You’re in Tokyo for under 6 months (e.g., study abroad, work training)

• You’re waiting on a visa or residency status

• You want flexibility without long contracts

• You’re job hunting or testing out the city before committing

Best for Long-Term Rental:

• You plan to live in Japan for more than 1 year

• You want to save on monthly costs

• You’ve secured a job or visa

• You need a registered address for official procedures

6. Legal Considerations for Foreigners

Short-Term Rentals:

• Airbnb is legal only if the property is licensed under Japan’s “Minpaku” law.

• Maximum stay may be restricted to 180 days/year per unit.

• Some short-term stays do not qualify for a residency certificate—essential for opening a bank account or signing up for national health insurance.

Long-Term Rentals:

• Foreigners need to provide:

  • Valid visa/residence card

  • Proof of employment or income

  • Emergency contact in Japan

  • Guarantor or guarantor company

• Most long-term contracts are in Japanese only and require assistance from a Japanese-speaking agent or interpreter.

7. Key Terms in Tokyo Rental Market

8. Finding a Short-Term Rental in Tokyo

Recommended Platforms:

• Sakura House – Great for students and short-stay expats

• OAKHOUSE – Share houses and private rooms with English support

• Monthly Apartment Tokyo – Serviced apartments with flexible leases

• Tokyo Furnished – Fully furnished units for business travelers

• Airbnb – Be cautious and confirm the host has a license

Documents Usually Required:

• Passport

• Credit card

• Possibly a visa or proof of stay length

Most places can be reserved online and don’t require in-person visits.

9. Finding a Long-Term Rental in Tokyo

Where to Look:

• Real Estate Agencies (不動産屋): Like Able, MiniMini, and Apaman

• Foreigner-Friendly Agents: Tokyo Rent, Japan Home Search, Tokyo Apartment Inc.

• SUUMO / HOME’S: Popular Japanese portals (Japanese language skills required)

Documents Required:

• Residence Card

• Japanese bank account (often)

• Recent payslips or employment certificate

• Emergency contact in Japan

• Guarantor company application

10. Furnished vs Unfurnished Rentals

• Short-Term: Almost always fully furnished, even including dishes, linens, and appliances.

• Long-Term: Usually completely unfurnished—no bed, refrigerator, or washing machine. You’ll need to budget for initial furniture costs.

Tip: Nitori and IKEA have starter furniture kits for new residents.

11. Can I Switch from Short-Term to Long-Term?

Yes—and many expats do. A common strategy:

1. Start with a short-term apartment for 1–3 months while job hunting or exploring neighborhoods.

2. Once settled, move into a long-term rental with better rates and space.

3. Some companies (like Oakhouse) offer transition plans for existing customers.

12. Alternatives: Share Houses and Company Dorms

• Share Houses: Provide private rooms with shared kitchens and bathrooms. Great social environment, affordable, and flexible contracts.

• Company Housing: If your employer provides it, company housing is often subsidized and easier to access.

13. Practical Tips for Foreigners

• Work with English-speaking agents

• Consider renting through a corporate relocation service if sponsored

• Always clarify what’s included (utilities, furniture, cleaning)

• Visit the neighborhood before committing long-term

• Ask if residency registration is possible with your address

Final Thoughts

Tokyo’s rental market can be overwhelming—but understanding the difference between short-term and long-term rentals will help you make a confident choice.

Short-term rentals offer flexibility and ease, perfect for newcomers, tourists, or temporary stays. Long-term rentals provide cost savings and stability, ideal for expats planning to put down roots.

Choose based on your situation, and don’t hesitate to start short and transition later. Tokyo rewards those who take their time and plan well.

Suggested Next Reads

• How to Rent an Apartment in Tokyo as a Foreigner

How to Rent an Apartment in Tokyo as a Foreigner

• Tokyo Neighborhood Guide for Expats

Tokyo’s Best Neighborhoods for Expats

• Budgeting Your First Year in Japan

• Furnishing a Tokyo Apartment: What You Really Need

• How to Avoid Rental Scams in Japan