How Foreigners Can Rent an Apartment in Tokyo: 2025 Guide
If you’re moving to Japan for work, study or to relocate on a longer term basis, you may be wondering how to rent an apartment in Tokyo as a foreigner. While there are usually plenty of apartments for rent in Tokyo, you may find that the process of getting an apartment for foreigners in Japan is quite different to what you expect.
This guide looks at the basics of how to rent an apartment in Tokyo, including common challenges and pitfalls.
While you’re thinking about settling in Japan, why not also take a look at Wise and the Wise card for a powerful multi-currency account you can use to send and spend JPY with low fees, and mid-market exchange rates._
Basics of the Rental Market in Tokyo
Before you start looking for apartments for rent in Tokyo for foreigners it’s important to understand how the market works.
If you’re looking for an apartment for rent in Tokyo for cheap you may find you struggle, as while rental prices aren’t that steep compared to other global capital cities, the move in costs and fees can be on the high side. If you’re only in Japan for a very short time, you might prefer a monthly apartment in Tokyo for foreigners - more like a hostel - which allows you to book a short stay and avoid some of the initial move in costs.
Let’s explore the basics you need to know before you try to rent an apartment in Tokyo.
Types of property
To start off, you’ll need to know what type of property to look for. Your basic choices are:
Apartments - apaato or アパート
Condos - manshon or マンション
Houses - ikkenya or 一軒家
Houses are especially expensive and often not available for rent. Condos tend to be well built and in larger high rise developments - these can be pretty costly, and not always available for rent. Apartments are by far the most common choice, with more plentiful supply and lower costs. Look out for slightly older properties - built after 1981 to ensure construction meets modern earthquake-proofing standards - for the lowest costs.
Average costs in the Tokyo Rental Market
Whether or not you find the average rental costs in Tokyo to be high may depend on your benchmark - compared to other major cities like New York or London, the average costs may feel relatively reasonable. Compared to smaller regional cities though, Tokyo feels costly.
We’ve taken some average costs from Numbeo, which aggregates live data from people living around the world to come up with average costs of living data, to illustrate:
Location | Rent for 1 bed apartment, city center | Rent for 1 bed apartment, outside of city center | Rent for 3 bed apartment, city center | Rent for 3 bed apartment, outside of city center |
|---|---|---|---|---|
Tokyo | 171,183.62 JPY | 92,132.87 JPY | 406,625.21 JPY | 189,479.77 JPY |
New York | 586,567.00 JPY | 421,146.20 JPY | 1,276,616.66 JPY | 782,030.90 JPY |
London | 427,018.34 JPY | 314,075.03 JPY | 811,471.81 JPY | 528,317.25 JPY |
*Data correct at time of writing - 27th March 2025
So - Tokyo average prices may feel somewhat reasonable if your comparison is New York. 1 bedroom in the city center averages at about 1,140 USD in Tokyo, compared to almost 4,000 USD in New York. However, this reflects average prices, and unfortunately, many Tokyo apartments aren’t available for foreigners to rent - which can mean you need to pay considerably above average to find a landlord willing to rent to you.
The other important factor in the actual cost of renting in Tokyo as a foreigner is that move in costs are exceptionally high, and can include:
A deposit of about 1 or 2 months rent, paid to the landlord and returnable in theory, but in practise, not always
An agency fee of 0.5 to 1 months rent, paid to the agent and non-returnable
A cleaning fee, based on apartment size, paid to the landlord and non-returnable
Key money of 1 - 2 months rent, paid to the landlord and non-returnable
Liability insurance
Guarantor fee if you use an agency to play this role - 0.5 to 1 months rent
You may be able to avoid a few of these fees. You will need a guarantor to rent as a foreigner, but this could be a Japanese friend, your employer or university for example, in which case this fee should not apply.
Some other fees, such as key money, may be negotiable, particularly if you move during a quieter period (avoiding April and October).
Key money is simply an extra payment to the landlord, so well worth negotiating if you can. Your deposit may be returnable, but do check the contract before you sign, and watch out for unscrupulous landlords which retain the deposit claiming repairs are required when you vacate the apartment. Tenancy laws are very much in the landlord’s favour, and as a foreigner you have few protections.
A final point to consider when you’re thinking about the costs of renting in Tokyo is foreign exchange fees. If you need to pay your up front move in costs, or your rent from a foreign currency, your bank may add high exchange rate markups and transfer charges, which quickly mount up. Choose a specialist provider like Wise which can help you pay your regular and one off bills in JPY with low fees and the mid-market rate, to lower the overall cost of living in Tokyo.
Common Challenges for Foreigners
As a foreigner renting in Tokyo, you may find very few apartments available. This isn;t a lack of overall supply, but simply that landlords don’t always want to rent to foreigners - look out for foreigner friendly rental agents who can help you manage this. Having an agent who speaks your language also helps with the obvious issue of language if your Japanese isn’t up to scratch - a common barrier for foreigners looking for an apartment in Tokyo.
The other common issue is the need for a guarantor who is Japanese. If you don’t have anyone to play this role, agents can do it for you - for a fee.
How to Search for a Rental Property
Once you’ve understood a bit about the market, it’s time to find your new home in Tokyo.
Ways to Find an Apartment
The best way to start browsing the options available is using real estate websites - look out for sites like Suumo, Homes, and GaijinPot Housing, which have a good selection and can help you get a feel for what’s available within your budget.
Working with a real estate agency which understands the common issues for foreigners can also be a good choice. You’ll ultimately need to pay a fee - but it can reduce stress and allow you to access apartments you may not otherwise see.
Finally, many foreigners in Tokyo for a relatively short time consider shared housing options - a bit more like a hostel, with shared kitchen and living areas. This can be helpful as you avoid many of the move in fees, but the monthly rent can be more than an apartment.
How to Choose a Reliable Real Estate Agency
As we’ve seen, getting set up in your new home in Tokyo may take a bit of work. To help, foreigner-friendly agencies have emerged, which have English speaking support and can offer guidance to help you navigate the process of renting in Tokyo as a foreigner.
Before you choose an agent, be sure to check reviews online, and ask friends for their recommendations. You’ll pay for this service, so being able to connect with the individual you’re working with is important, so you’ll know you’re getting your money’s worth in the end.
Rental Process and Required Documents
Your real estate agent will guide you through the process of arranging your rental once you have narrowed down your search. Here’s an overview of what to expect.
General Steps in the Rental Process
While the rental market in Tokyo may not look quite the same as in some other cities, the basic steps to rent a property will be similar:
Research online to find the property you like, and connect with an agent who can represent you
Property viewing - once you’ve found a property, book a viewing to get a feel for how it might work for you
Complete the application and screening process, guided by your agent, who can also support you during negotiating the overall costs
Check and sign the lease agreement to take over the property and move in
Necessary Documents and Procedures
Usually the documents you will need during the application and screening process will include:
Residence card as proof of your right to reside in Japan
Your passport as proof of ID
Proof of income (salary slips, employment contract, etc.)
You may also need a Japanese bank account to show you can make regular payments to your landlord. You’ll be able to convert funds from your home currency, to send to your Japanese account using a provider like Wise, to keep the costs of conversion as low as possible.
Understanding Guarantors and Guarantee Companies
As a foreigner, you’ll be asked to provide the details of a Japanese guarantor to rent your new home. If you’re moving with work, or to attend a university, the chances are that they’ll support you in this and allow you to use them as a guarantor on your rental agreement.
If you’re moving to Japan without an obvious choice for a guarantor, you can also use a guarantee company or arrange this service through the rental agency you use. In some cases, rental agencies will force you to use the guarantor service they provide, which leaves you with little option if you want the specific property. But if you can, shop around for guarantee companies which offer low costs and which have a good reputation for customer service so you know you'll be looked after.
How to pay your rent in Japan
You’ll need to confirm with your real estate agent how your landlord can accept rental payments. The most common options are bank transfer, or credit or debit card payment. Not all landlords can take a card payment, so arranging a bank transfer from your Japanese bank - either online or using an ATM - might be the easiest solution.
If you need to transfer money or convert your home currency to JPY, take a look at Wise for low fees, fast payments and mid-market rate currency exchange, no matter what currency you’re converting from. If you’re sending a bank transfer from your Japanese bank, you can use Wise to top up your Japanese bank from your home currency. Or if your landlord can accept a card payment, Wise also offers the Wise card which allows you to auto convert from whichever currency you hold in your account with mid-market rates and low fees.
Tips for Living Comfortably in Tokyo
Ready to start your new life? Here are a few final pointers to consider.
Things to Do After Moving In
Once you’ve moved into your new apartment, your priority will be getting it ready to live in. Ask your real estate agent or landlord about setting up utilities like electricity, gas, water, and internet - or if you have local friends, they can recommend providers for you to explore. If you’ve moved into an unfurnished property, you’ll also need to spend some time buying the furniture you need to be comfortable in your new place.
Once you have your new address you’ll need to complete resident registration and you can then apply for a My Number card using your phone, laptop, a physical application booth, or by mail. Resident registration needs to be done through the local municipal office within 14 days of moving - you’ll need to take along your Residence Card or passport when you register.
Tips to Avoid Common Issues
To stay within your contract and avoid unnecessary issues with your landlord, take note of when and how your rent must be paid. This will be specified in the rental agreement. If you're paying by bank transfer, automating this process can avoid unnecessary problems and make sure you always pay on time.
It’s also important to check your duties and rights when moving out. Landlords may retain part of your deposit to pay for restoration or repair costs, depending on the condition of the property when you leave. If you’re unhappy with how your deposit and handover is being managed, you may want to talk to your real estate agent to get advice based on your own specific situation.
Conclusion
The process of renting in Tokyo as a foreigner can be a little tricky to navigate, which means it’s helpful to use the services of a reliable real estate agency which has experience working with foreigners. Watch out for unexpected costs when moving in - and if you need a guarantor, you may also want to line up a good guarantee company to support this step.
Being prepared goes a long way to making the process of renting as a foreigner in Tokyo go smoothly. Have all your documents set up, use a great local agent, and make sure you’re aware of how the rental market works to avoid surprises.
FAQ
Japanese apartments are described in acronyms which include a number - the number of bedrooms - and letters like L, D and K. L means living room, D means dining room, and K is kitchen. A 1K apartment is a studio bedroom, with a separated kitchen.
Start your search with real estate websites like Suumo, Homes, and GaijinPot Housing, which can help you get a feel for what’s available within your budget. You can also work with a local real estate agent to get advice and support, and ask friends for their recommendations on location and property type.
Renting a property in Japan as a foreigner can be tricky as some landlords don’t like to work with foreign tenants. There are also pretty high move in costs. To help you navigate the process smoothly, work with a local real estate agent in the area you plan on living in.