Tokyo Housing Guide: Where to Live, What It Costs, and How to Get Started

Finding a place to live in Tokyo can feel overwhelming at first. The city is vast, rental rules are different from what many expats are used to, and neighborhoods vary widely in price, vibe, and convenience. This guide is designed to give you a clear, practical overview of how Tokyo housing works—from choosing the right area and understanding rental costs, to navigating contracts, setting up utilities, and moving in smoothly.

Whether you are relocating for work, study, or a long-term stay, this page brings together everything you need to make confident housing decisions in Tokyo. Use it as a starting point, then dive into our neighborhood guides, cost breakdowns, and step-by-step checklists to go deeper.

How Housing Works in Tokyo

Tokyo’s housing market looks very different from what many people are used to overseas. Renting is by far the most common option, and while foreigners can purchase property, most newcomers begin with a lease. The process is generally fast—apartments that are available today may be taken within a week—so being prepared with documents and budget is essential.

The key players in a rental transaction are the real estate agent, the landlord or property management company, and often a guarantor company. In Japan, it’s standard to have a guarantor, which is either a trusted individual in Japan or a paid guarantor service. Agents typically handle communication, viewing appointments, and contracts, but keep in mind they often represent the landlord’s interests more than yours.

Compared to other countries, the upfront costs are higher. In addition to a security deposit, you may encounter key money (a non-refundable “thank-you” payment to the landlord), agency fees, and mandatory insurance. Understanding these costs early will help you avoid surprises and negotiate where possible.

For those considering buying, the market is generally stable, with mortgage options available to some foreigners, especially permanent residents. But for most expats, renting remains the most flexible and practical choice.

Related guides:

Neighborhood Guides

Tokyo is not just one city—it’s a collection of unique neighborhoods, each with its own character, lifestyle, and price range. Where you choose to live will shape your daily routine, commute, and social life as much as the apartment itself.

If you want to be in the center of the action, Shibuya and Shinjuku offer unmatched convenience, nightlife, and easy connections across the city. These areas are popular with first-time residents who want a true “downtown Tokyo” experience.

For a quieter, family-friendly atmosphere, Meguro and Setagaya stand out with tree-lined streets, cafés, and access to parks and schools. Rents are still high, but you gain more living space and a calmer environment.

Those seeking an international community and luxury living often gravitate toward Minato (Azabu, Roppongi, Hiroo), where premium condos and bilingual services are common. Meanwhile, Kichijōji blends suburban charm with big-city access—famous for Inokashira Park, shopping streets, and a slightly lower rent compared to central wards.

Wherever you land, the key is to match your lifestyle and commute with the right neighborhood. Use our dedicated guides to explore each area in depth.

Explore more:

Property Types

Tokyo offers a wide range of housing styles, and understanding the differences will help you set realistic expectations. The three most common property types are mansions, apāto, and detached houses.

Mansion (Condominium-style Apartments)
Despite the name, “mansions” in Japan are not luxury estates but reinforced concrete apartment buildings. They usually have better soundproofing, security systems, and elevators. Monthly management fees are common, and units are often newer and well-maintained. Ideal for professionals or families seeking comfort and stability.

Apāto (Wooden Walk-ups)
These are small, wooden apartment buildings—usually two to three stories high, without elevators. They are more affordable but come with thinner walls, less insulation, and fewer amenities. Apāto are popular among students, young professionals, and anyone prioritizing budget over comfort.

Detached Houses
Although less common in central Tokyo, detached houses provide space, privacy, and multiple rooms. They are typically found in suburban or outer-city areas where land is more available. Families often prefer this option, though the trade-off is a longer commute and higher running costs.

Learn more:

Renting in Tokyo: Step by Step

Renting an apartment in Tokyo follows a fairly standard process, but it comes with some unique paperwork and upfront costs. Here’s what you can expect:

1. Define your budget and must-haves
Decide on your maximum rent and key requirements (nearest train line, commute time, apartment size, pet-friendly, etc.). Having a clear list will help agents suggest suitable properties.

2. Search and arrange viewings
Most people use online portals or go through a real estate agent. It’s normal to view 5–8 apartments in a single day. Properties can be taken quickly, so move fast when you find a good fit.

3. Submit an application
Applications require ID, proof of income, employment details, and guarantor information. Foreigners without a Japanese guarantor can usually apply through a guarantor company for a fee.

4. Screening and contract explanation
Screening usually takes 1–5 business days. Before signing, you’ll attend a jūyō jikō setsumei (Important Matters Explanation), where the agent reviews contract terms in detail.

5. Pay upfront costs and move in
Once approved, you’ll pay initial fees (deposit, key money if applicable, agency fee, first month’s rent, guarantor company fee). You’ll then receive the keys and complete a move-in inspection.

Typical upfront costs include:

  • Deposit (shikikin): 0–2 months’ rent

  • Key money (reikin): 0–1 month’s rent (non-refundable)

  • Agency fee: up to 1 month’s rent + tax

  • First month’s rent (pro-rated if needed)

  • Guarantor company fee: 30–100% of rent (annual renewal 10–20%)

  • Lock change fee: ¥10,000–25,000

Pro tip: Negotiation is possible, especially on units that have been vacant for 2+ months. Aim for a reduction in key money, a free month of rent, or minor repairs.

Resources:

Costs & Budget

Understanding what you can realistically afford is one of the most important steps in your Tokyo housing search. Rent varies widely by neighborhood and property type, and on top of that, you’ll need to factor in both upfront fees and monthly running costs.

Upfront Costs (Typical Range)

  • Deposit (shikikin): 0–2 months’ rent, refundable minus cleaning/repairs

  • Key money (reikin): 0–1 month’s rent, non-refundable but negotiable

  • Agency fee: 0.5–1 month’s rent + tax

  • First month’s rent: usually required in advance

  • Guarantor company fee: 30–100% of rent (renewed annually at 10–20%)

  • Lock change fee: ¥10,000–25,000

Monthly Running Costs

  • Rent + building maintenance fee (kyoeki-hi)

  • Utilities: electricity, gas, water (¥8,000–15,000 for one person)

  • Internet and mobile: ¥4,000–7,000

  • Renter’s insurance: ¥1,000–1,500

What Your Budget Gets You (Approximate)

  • ¥80,000: Studio near outer JR lines, 15–22 m²

  • ¥120,000: 1K/1DK within 25–30 minutes of central Tokyo, 20–30 m²

  • ¥180,000: 1LDK in the 23 wards or 2DK outside, 35–50 m²

  • ¥250,000+: 2LDK family units or newer condos in popular wards

These are average estimates; actual prices vary by ward and building. For detailed breakdowns, see our Tokyo Rent Prices by Ward.

Utilities & Internet

Once you’ve signed your lease and picked up your keys, the next step is setting up utilities and internet. In Tokyo, tenants are responsible for arranging these services themselves, and it’s best to get them started before or immediately after moving in.

Electricity, Gas, and Water

  • Electricity: Multiple providers compete since deregulation; you can choose a plan based on usage and budget.

  • Gas: Most of central Tokyo uses city gas, while some outer areas rely on propane (usually more expensive).

  • Water: Supplied by the local ward office; setup is usually a simple notification.

Internet & Mobile

  • Fiber (Hikari): The fastest and most stable option. Installation may take 1–3 weeks, so book early.

  • Pocket Wi-Fi: Good short-term solution or backup, especially while waiting for fiber.

  • Mobile Data Plans: Major carriers (Docomo, SoftBank, au) offer bundled deals, while MVNOs provide cheaper SIM-only options.

Related guides:

Moving & Registrations

After securing your new home, there are two important tasks: organizing the physical move and completing city hall paperwork. Both should be planned in advance to avoid stress during your first weeks in Tokyo.

Moving Logistics

  • Moving companies: Prices vary by distance, season, and volume. Book early if moving in March or April, as this is Japan’s peak moving season.

  • Furniture & appliances: Many newcomers buy from affordable chains like Nitori or IKEA, or secondhand shops. Appliance rental is also common for short- to mid-term stays.

  • Delivery timing: Building management may require you to book elevator slots for large-item moves—check with your landlord or agent.

City Hall Registrations

  • Moving-in notification (転入届): Must be filed within 14 days of moving to a new address.

  • MyNumber & health insurance: Update your details at city hall to ensure you receive tax and insurance documents correctly.

  • Other essentials: Bank accounts and mobile phone contracts may require your updated address certificate (住民票).

Resources:

FAQs

Even with careful planning, most newcomers to Tokyo have the same questions about renting and living here. Here are quick answers to the most common ones:

Can I rent without a guarantor?
Yes. If you don’t have a personal guarantor in Japan, most landlords accept guarantor companies for a one-time fee (usually 30–100% of one month’s rent) plus a smaller annual renewal fee. → Learn about guarantor options

Are pets allowed in Tokyo apartments?
Pet-friendly listings exist but are limited. Look for the “pet-ok” filter when searching, and expect higher deposits or stricter conditions.

How long does the screening process take?
Typically 1–5 business days, depending on the landlord and guarantor company. Applications with complete documents move faster.

Can I negotiate rent?
Yes, though discounts are modest. You’re more likely to negotiate on key money or get one free month if the property has been vacant for 2+ months.

What is a renewal fee (kōshinryō)?
Many leases require a renewal fee every 2 years, often equal to 1 month’s rent. Always confirm this in your contract.

How can I avoid disputes at move-out?
Document the property’s condition during move-in with photos and checklists. This helps if there are disagreements about cleaning or repair charges later.

Tools & Checklists

To make your Tokyo housing search smoother, we’ve put together a set of practical tools and downloadable resources. Use these to compare options, plan your budget, and stay organized during the moving process.

Interactive Tools

Downloadable Checklists

Get Personal Help
If you’d prefer tailored advice, our team can suggest neighborhoods and create a short-list of apartments within 24 hours.
→ Contact us