Finding Housing in Tokyo

2025年7月26日 Tokyo Relocation Guide

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Finding Housing in Tokyo: A Complete Guide for Foreign Residents

Finding Housing in Tokyo: A Complete Guide for Foreign Residents

Relocating to Tokyo is an exciting adventure, but finding the right place to live can be one of the most intimidating parts of the process—especially for foreigners unfamiliar with Japan’s rental system. The combination of language barriers, unique housing customs, and upfront costs can leave many expats feeling lost before they even begin their search.

Fortunately, once you understand the structure and know where to look, Tokyo’s housing market offers a wide variety of options—whether you’re here for a few months or many years. This guide will walk you through everything you need to know to find housing in Tokyo that suits your lifestyle, budget, and visa status.

1. Types of Housing Available in Tokyo

Tokyo offers multiple types of residences suited to different life stages and living arrangements. Your decision should be based on your budget, preferred location, and how long you intend to stay.

Apartments (Manshons and Apāto)

The most common form of housing for individuals and small families.

Manshons (マンション): These are typically newer, steel-reinforced concrete buildings with better sound insulation, elevators, and secure entrances.
Apāto (アパート): Usually older, wooden or lightweight steel frame buildings. Often smaller, cheaper, but with thinner walls and basic amenities.

Both types can range from studio-size 1K (one room + kitchen) to multi-room layouts like 2LDK (2 rooms + living, dining, kitchen).

Shared Housing / Guest Houses

Popular among younger expats, digital nomads, and interns.

Features: Furnished rooms, shared bathrooms/kitchens, and communal areas.
Advantages: No key money or guarantors needed; short lease terms (1–3 months).
Drawbacks: Less privacy and fewer family options.

Providers like Sakura House, Oakhouse, and Borderless House cater specifically to foreigners.

Detached Houses (Ikkodate 一戸建て)

Standalone homes are more common in suburban areas like Setagaya, Nerima, or Kichijoji.

Great for: Families who need space, a yard, or pet-friendly policies.
Challenges: More expensive and often farther from train stations.

Furnished Serviced Apartments

Designed for corporate transfers or temporary residents.

Includes: Full furniture, appliances, cleaning services, and concierge.
Duration: Usually available by the week or month.
Cost: High, but convenient—no utilities setup or furniture needed.

Providers: Relo Japan, Tokyo Stay, Oakwood, Mori Living

2. The Rental Process in Japan

The process of renting in Japan can feel unfamiliar—even frustrating—if you’re used to Western systems. Be prepared for unique customs, multiple upfront fees, and detailed paperwork.

Key Steps in the Rental Process:

Search for a property through a real estate agent or online platforms like Suumo or RealEstate.co.jp.
View the unit either in person or via virtual tours.
Submit a rental application (申込書) including your ID, visa, proof of income/employment, and sometimes tax documents.
Screening process: Landlords or property management companies review your background and finances.
Sign the lease (契約書): In Japanese, often requiring a co-signer or guarantor company.
Move-in day: Receive keys after transferring all upfront payments.

3. Understanding Upfront Rental Costs

Rent in Tokyo can seem affordable at first glance—but beware: the initial move-in cost is often several months’ rent due to Japan’s traditional leasing structure.

Common Fees:

Fee Type	Amount	Refundable?
Security Deposit (敷金 – shikikin)	1–2 months’ rent	Usually, less cleaning costs
Key Money (礼金 – reikin)	0–2 months’ rent	No (gift to landlord)
Agency Fee (仲介手数料)	1 month’s rent + tax	No
First Month’s Rent	Prorated or full	N/A
Guarantor Company Fee	50–100% of one month’s rent	No (insurance fee)
Maintenance/Management Fee (管理費)	¥3,000–¥15,000/month	Ongoing monthly cost

Expect to pay 4 to 6 months’ rent upfront before moving in.

4. Guarantors and Guarantor Companies

Most landlords require a guarantor—a person or company that agrees to pay your rent if you default.

Option 1: Japanese family/friend with sufficient income
Option 2: Guarantor Company (保証会社) – available for foreigners

Guarantor companies charge a one-time or annual fee (30–100% of monthly rent) and verify your income/employment.

5. Expat-Friendly Real Estate Agencies

Not all agents are comfortable working with foreigners due to language, visa, or cultural concerns. Fortunately, many agencies cater specifically to expats:

Recommended Agencies:

Tokyo Apartment Inc. – Multilingual staff, upscale options
Apts.jp – English-speaking, transparent listings
Sakura House – Short-term furnished guesthouses
Hikari Home – Wide variety of listings, good for families
Leopalace21 – Furnished apartments, good for students or solo workers

What to Look for:

English-speaking staff
No key money options
Online contracts and credit card payments
Short-term leasing flexibility

6. Long-Term vs Short-Term Rentals

The best rental style depends on your visa status, budget, and plans.

Short-Term Rentals

Minimum lease: From 1 week to 3 months
Ideal for: Tourists, students, interns, digital nomads
Advantages: No guarantor, utilities included, furnished
Disadvantages: High monthly cost (¥120,000+ for a studio)

Long-Term Rentals

Minimum lease: Typically 1–2 years
Requirements: Japanese bank account, emergency contact, and visa
Advantages: Lower monthly rent and more choices
Disadvantages: Higher initial cost, less flexibility

7. What to Watch For

1. Noise Insulation

Older apāto buildings often have paper-thin walls. Look for reinforced mansions or units on higher floors if noise is a concern.

2. Pet Policies

Many Tokyo rentals prohibit pets. If you have one, search specifically for pet-friendly buildings (ペット可).

3. Earthquake Standards

Buildings built after 1981 meet updated earthquake codes (新耐震基準). Ask for the construction year.

4. Garbage Separation

Japan has strict trash sorting rules. Each ward has its own schedule and categories—check carefully.

5. Management Fees

Some listings exclude 管理費 (building maintenance). Always confirm what’s included in the rent.

8. Online Tools and Platforms

Searching online is the easiest way to get a feel for the market and pricing.

Useful Platforms:

Suumo.jp – Japanese-only, but highly comprehensive
Homes.co.jp – Japanese, with search filters
RealEstate.co.jp – English, curated for foreigners
Tokyo Craigslist – Mostly for short-term housing
GaijinPot Housing – Listings by area and visa status

9. Moving Tips for Expats

Start Early: It can take 2–6 weeks to secure and move into a unit.
Set a Budget: Include upfront costs, moving company fees, and furnishings.
Visit Before Signing: If possible, view the property or request a video tour.
Ask Questions: Don’t hesitate to ask about internet speed, nearby supermarkets, and air conditioning.
Join Expat Forums: Sites like Reddit’s r/movingtojapan or Facebook groups offer real-life advice and referrals.

Final Thoughts

Finding housing in Tokyo may feel complex at first, but thousands of foreigners navigate it successfully every year. The keys to success are understanding the process, preparing for the initial costs, and working with agents who understand your situation.

Whether you’re looking for a cozy apartment in Ebisu, a shared house in Kichijoji, or a family home in Setagaya, Tokyo offers something for every lifestyle. With careful planning, you can find a home that doesn’t just meet your needs—but enhances your Tokyo life.

Frequently Asked Questions: Finding Housing in Tokyo

What is the difference between a “mansion” and an “apāto” in Tokyo?

In Japan, a “mansion” refers to a modern, steel-reinforced apartment building, often with better sound insulation, elevators, and secure entrances. An “apāto” is usually a wooden or light steel-frame building, typically smaller, older, and more affordable, but with thinner walls and basic amenities.

How much does it cost to move into an apartment in Tokyo?

Initial move-in costs in Tokyo typically total 4 to 6 months’ worth of rent. This includes a security deposit (shikikin), key money (reikin), agency fees, first month’s rent, and sometimes a guarantor company fee. Always confirm if these fees are refundable or required for your specific lease.

Is key money still required in Tokyo?

Key money (reikin) is a non-refundable gift traditionally given to the landlord. While still common, many modern or foreigner-focused properties now waive this fee. Real estate agencies like Apts.jp and Hikari Home often list “no key money” properties as a selling point.

Can foreigners rent apartments in Tokyo easily?

Yes, but not all landlords accept foreign tenants. Using English-speaking, expat-friendly agencies such as Tokyo Apartment Inc., Leopalace21, or RealEstate.co.jp improves your chances. Providing proof of stable income and using a guarantor company also helps your application succeed.

What is a guarantor company and do I need one?

A guarantor company acts as a co-signer on your lease and assumes responsibility if you default on rent. It’s required if you don’t have a Japanese co-signer. Most expats use these services, and the fee typically costs 50–100% of one month’s rent, either one-time or annually.

Are short-term rentals available in Tokyo?

Yes, short-term rentals are widely available and popular among digital nomads, students, and newcomers. Options include guest houses, serviced apartments, and furnished studios. Providers like Sakura House, Oakhouse, and Airbnb offer flexible terms without key money or guarantors.

What should I check when viewing an apartment?

Check for noise insulation, internet access, earthquake-resistance standards (newer than 1981 is preferred), water pressure, heating/cooling systems, and the building’s pet policy if applicable. Also, verify how trash separation is managed, as it varies by ward and building.

Are furnished apartments common in Tokyo?

Furnished apartments are less common in long-term rentals but widely available for short stays. Leopalace21, Oakwood, and Mori Living offer fully furnished corporate-style residences. Long-term renters often purchase or rent furniture separately after moving in.

What are management fees (kanrihi), and are they included in the rent?

Management fees (管理費 or 共益費) are monthly charges for building maintenance, shared areas, and waste disposal. They typically range from ¥3,000–¥15,000/month. Some listings include them in the rent, while others list them separately—be sure to ask before signing the lease.

Which websites are best for apartment hunting in Tokyo?

Popular platforms include Suumo.jp (Japanese), Homes.co.jp (Japanese), RealEstate.co.jp (English), and GaijinPot Housing. These allow you to filter by rent, location, layout, pet allowance, and language of the landlord or agent. You can also contact agents directly through these sites.

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