Many Japanese landlords refuse to rent to foreigners. Key money, guarantors, and all-Japanese paperwork create additional barriers. If disputes arise or you face unfair treatment, you may need [legal help and tenant rights support](/legal/english-lawyers) to protect yourself.
ℹ️ Share houses: the easiest entry point
Share houses (シェアハウス) are furnished, have no key money, require no guarantor, and are open to foreigners. Monthly cost is usually ¥50,000–¥80,000 all-inclusive in Tokyo. They are ideal for newcomers. Sakura House is the most well-known operator with English support.
Step-by-Step Guide
- 1
Use foreigner-friendly real estate agencies
Several agencies specialize in helping foreigners find housing in Japan: Sakura House (share houses), Leopalace21 (furnished apartments), Tokyo Rental, Suumo International listings. These agencies have English-speaking staff and work with landlords who accept foreigners.
- 2
Understand "key money" and initial costs
Initial costs in Japan can be staggering: key money (reikin — non-refundable gift to landlord): 1–2 months rent, security deposit (shikikin): 1–2 months, agency fee: 1 month, first month's rent. Total upfront: 4–6 months' rent. Key money is increasingly waived in Tokyo but remains common in Osaka and Kyoto.
- 3
Solve the guarantor problem
Traditional Japanese leases require a Japanese guarantor (hoshounin). For foreigners without Japanese family or close contacts, use a guarantor company (hoshougaisha) instead. SMBC Guarantee, Nippon Housing Credit, and Cosmos Initia are common. Your employer may also act as guarantor.
- 4
Know your tenant rights
Japanese tenant law strongly protects renters. Landlords cannot enter your property without permission, raise rent arbitrarily, or evict you without due process. Landlords who discriminate based on nationality may violate Japan's Act for Eliminating Discrimination against Persons with Disabilities — report to your prefectural government.
- 5
Register at your ward office after moving
Within 14 days of moving, register your new address at your local ward or municipal office. Bring your passport and residence card. This is legally required and essential for mail, voting, NHI enrollment, and accessing city services.
Official Resources
Frequently Asked Questions
Can landlords in Japan refuse to rent to foreigners?
Technically discrimination based on nationality is problematic under Japanese law, but in practice many landlords refuse foreigners. Use foreigner-friendly agencies and guarantee companies to find landlords who accept foreign residents.
What is key money (reikin) in Japan?
Reikin (礼金) is a non-refundable "gift" to the landlord, typically 1–2 months' rent, paid upfront when signing a lease. It has no legal basis and is increasingly waived, especially in Tokyo. Negotiate to have it waived.
How do I find a guarantor company in Japan?
Most real estate agents work with guarantor companies (hoshougaisha). SMBC Guarantee and Nippon Housing Credit are common. Fees are typically 0.5–1 month's rent annually.
What documents do I need to rent an apartment in Japan?
Typically: passport, residence card, proof of income (pay stubs or employment certificate), bank statements, and guarantor information. Some landlords also require a letter from your employer.