How to Rent a Home in Tokyo: Step-by-Step

Finding and renting a home in Tokyo can be a complex process, especially for foreigners unfamiliar with Japan’s rental system. From selecting the right neighborhood to signing the lease, every stage involves specific steps, paperwork, and cultural norms. This guide walks you through each phase of renting a home in Tokyo — clearly, practically, and with the latest updates for 2025.

Step 1: Define Your Budget and Needs

Before contacting agents or browsing listings, define your housing priorities. Tokyo’s rental market varies widely depending on ward, transportation access, and apartment type.

Monthly Budget: Expect average rents in 2025 to range from ¥90,000–¥120,000 for studios, ¥130,000–¥180,000 for 1BR units, and over ¥200,000 for larger apartments in central areas like Shibuya or Minato.
Preferred Areas: Choose based on lifestyle — Shinjuku and Shibuya for nightlife and convenience, Setagaya for family-friendly living, and Koto or Ota for affordable options.
Commute and Transport: Proximity to train stations significantly affects price. Living within a 10-minute walk of a major station can raise rent by 10–20%.
Building Type: “Mansion” means reinforced concrete (more durable and soundproof), while “Apāto” refers to wooden or lightweight steel structures (cheaper but less insulated).

Make a list of must-haves (e.g., air conditioning, pet allowance, furnished vs. unfurnished) before starting your search.

Step 2: Understand Initial Costs

Upfront costs in Tokyo are often higher than in many other countries. Be prepared for:

Deposit (Shikikin): Usually 1–2 months’ rent, refundable if no major damage.
Key Money (Reikin): 1–2 months’ rent, non-refundable gratuity to the landlord.
Agency Fee: 1 month’s rent + consumption tax (10%).
Guarantor Company Fee: Around 50%–100% of one month’s rent for the first year.
Fire Insurance: Required, typically ¥15,000–¥25,000 for two years.
Lock Change Fee: Around ¥15,000–¥25,000.

In total, your move-in cost may equal 4–6 months’ rent, so plan your finances accordingly.

Step 3: Find a Reliable Real Estate Agent

Foreign residents are encouraged to work with English-speaking agencies familiar with non-Japanese tenants. Popular options include:

Plaza Homes
Real Estate Japan
Tokyo Apartment Inc.
Hikari Homes
Ken Corporation (for luxury rentals)

Provide your budget, preferred area, and desired move-in date. Agents can arrange property viewings and help communicate with landlords who may be hesitant to rent to foreigners.

Step 4: View Properties and Ask Questions

Once you’ve shortlisted properties, your agent will schedule viewings. Apartments move quickly in Tokyo, so try to attend promptly.

During the viewing, check:

Condition of air conditioning, kitchen, and water pressure.
Cell phone and internet signal strength.
Storage space and noise levels.
Building rules (e.g., no pets, no musical instruments).

Ask about renewal fees (更新料) — usually one month’s rent every two years — and management fees, which can range from ¥5,000–¥20,000 monthly.

Step 5: Apply for the Apartment

If you find a property you like, submit an application form (申込書) with identification (passport and residence card), income proof, and emergency contact.

The landlord and management company will review your background and financial stability. Non-Japanese tenants often must use a guarantor company (保証会社), which ensures payment if the tenant defaults.

Approval may take 2–7 days.

Step 6: Review and Sign the Lease Contract

Once approved, you’ll receive a lease contract (賃貸借契約書) in Japanese. Your agent should explain each clause before signing. Key details include:

Contract length (usually 2 years)
Renewal fee and conditions
Maintenance responsibilities
Termination notice period (often 1–2 months)
House rules (trash disposal, noise, smoking)

At this stage, you’ll also pay all initial fees and receive the move-in schedule. Keep receipts for all payments.

Step 7: Move-In Procedures

After payment, you’ll be given the apartment keys and a move-in inspection sheet (入居チェックシート) to record existing damages. Submit this within a few days to avoid disputes later.

Next steps include:

Registering your address at the local city hall within 14 days.
Setting up utilities: Electricity, gas, and water must be activated separately.
Arranging Internet/Wi-Fi installation, which can take 1–2 weeks.

Some landlords require attending an orientation session explaining building rules and emergency contacts.

Step 8: Utility and Internet Setup

You must contact service providers individually unless the building offers a package.

Electricity: TEPCO, Looop Denki, or Tokyo Gas.
Gas: Tokyo Gas (city gas) or propane providers.
Water: Managed by the local ward office.
Internet: Providers like NTT Flets, SoftBank Hikari, or AU Hikari.

Most contracts allow online registration, and English-language support is available for major companies.

Step 9: Renewal and Moving Out

Leases are typically renewable every two years. If you plan to stay longer, pay the renewal fee before the deadline.

When moving out:

Give at least 30 days’ notice in writing.
Attend the final inspection with your agent.
The deposit will be refunded after deducting repair and cleaning costs.

Normal wear and tear should not be charged to the tenant, according to Japan’s Ministry of Land, Infrastructure, Transport, and Tourism (MLIT) guidelines.

Step 10: Tips for Foreign Renters

Japanese Language Barrier: Use agencies that provide bilingual support.
Furnished Apartments: Common in serviced apartments and monthly rentals, rare in long-term leases.
No Key Money Options: Increasingly available in newer developments and foreigner-friendly properties.
Credit History: Having a stable income or company sponsorship improves approval chances.
Emergency Maintenance: Ask the agent or building management about 24-hour support numbers.

Final Thoughts

Renting a home in Tokyo can seem intimidating, but once you understand the structure — from deposits to guarantor systems — it becomes manageable. Whether you’re staying short-term or settling for years, working with a good agent and preparing your paperwork early makes all the difference. With careful planning, you can find a comfortable home that fits your lifestyle and enjoy Tokyo’s vibrant neighborhoods with peace of mind.