Renting Basics in Tokyo: What You Need to Know Before Finding an Apartment

Renting an apartment in Tokyo can be both exciting and overwhelming, especially for newcomers to Japan. The city’s housing market is vast, competitive, and full of unique customs that differ significantly from many Western systems. Whether you’re an expat, student, or working professional, understanding the basics of renting in Tokyo will help you secure a comfortable home while avoiding costly mistakes.

Understanding the Tokyo Rental Market

Tokyo’s rental market is fast-moving and highly localized. Apartments are often rented out within days of being listed, especially in popular areas like Shinjuku, Shibuya, Meguro, and Minato. However, options also exist in more residential districts such as Setagaya, Nerima, and Ota, which tend to offer larger spaces at lower prices.

In Japan, most rental apartments are managed by real estate agencies that act as intermediaries between tenants and landlords. It’s rare to rent directly from an owner, except through newer online rental platforms. Therefore, choosing a trustworthy real estate agent—ideally one who speaks English—is an essential first step.

Rental prices vary widely depending on location, proximity to train stations, and building age. For example, a studio (1R) in central Tokyo might cost between ¥80,000 and ¥150,000 per month, while similar units in outer areas could be ¥50,000–¥80,000.

Common Apartment Types

Tokyo’s rental listings typically use abbreviations to describe layout and size:

1R (One Room): Studio-type apartment with no separate kitchen or bedroom.
1K: One room plus a separate kitchen area.
1DK: One room, dining area, and kitchen.
1LDK: One bedroom plus living, dining, and kitchen spaces.
2LDK or 3LDK: Suitable for families or couples needing more space.

Size is measured in square meters (m²), but Japanese listings often use tatami mats (畳, “jo”) as a reference for room size—one tatami mat is roughly 1.6 square meters.

Key Costs When Renting

Unlike some countries where you only pay the first month’s rent and deposit, renting in Tokyo usually requires several upfront fees. Understanding these is crucial for budgeting.

Deposit (敷金 / Shikikin): Usually one or two months’ rent, refundable after move-out minus cleaning or repair fees.
Key Money (礼金 / Reikin): A “thank-you” payment to the landlord, often equal to one month’s rent, and non-refundable.
Agency Fee: Paid to the real estate agent for their services, typically one month’s rent.
First Month’s Rent: Usually paid in advance.
Guarantor or Guarantor Company Fee: Most landlords require a guarantor. If you don’t have one, a guarantor company can step in for a fee (about 50–100% of one month’s rent).
Insurance: Fire or renter’s insurance is mandatory, costing around ¥15,000–¥25,000 per two years.

In total, initial move-in costs can amount to 4–6 months’ worth of rent, so planning ahead financially is important.

The Role of a Guarantor

A guarantor (連帯保証人 / rentai hoshonin) is someone who agrees to cover your rent if you fail to pay. For foreigners without a Japanese guarantor, most agencies require using a guarantor company. The process is standard and accepted across Tokyo, making it easier for non-Japanese residents to rent.

Lease Terms and Contract Renewal

Most rental contracts in Tokyo last two years. At the end of this period, you can renew by paying a renewal fee (更新料 / koshinryo), usually one month’s rent.

If you plan to move out, you’re expected to give one to two months’ notice in writing. Failing to do so may result in penalties.

Furnished vs. Unfurnished Apartments

Most Tokyo apartments come unfurnished, meaning no bed, refrigerator, washing machine, or even curtains. However, furnished apartments and serviced residences are becoming more common, especially for short-term expats or digital nomads. These tend to be more expensive but offer flexibility and convenience.

If you choose an unfurnished apartment, you can find affordable furniture at:

Nitori (affordable Japanese brand)
IKEA Japan
Sayonara sales (used goods from departing expats)
Recycle shops and Facebook groups

Utilities and Internet Setup

Utilities—electricity, water, and gas—are usually not included in rent. After signing your lease, you’ll need to contact the utility providers to start service. Most agencies assist with this during move-in.

Electricity: Tokyo Electric Power Company (TEPCO)
Gas: Tokyo Gas or local providers
Water: Managed by your local ward office
Internet: Typically requires separate installation unless the building has pre-installed fiber (光, hikari).

Monthly utility costs usually range from ¥10,000–¥20,000 depending on usage.

How to Find Apartments

There are several ways to find apartments in Tokyo:

Real Estate Agencies: Visit local offices near train stations.
Online Platforms: Websites like Suumo, Homes, and Chintai are popular, though mostly in Japanese.
Foreign-Friendly Platforms: Real Estate Japan, Village House, and Tokyo Apartment Inc. list English-supported rentals.
Share Houses: For short-term or budget stays, share houses such as Oakhouse or Sakura House are affordable and foreigner-friendly.

When searching, specify your budget, location preference (usually based on train lines), and desired apartment size.

Moving In

Once your application is approved, you’ll sign the lease, pay initial fees, and receive the keys. On move-in day, an inspection will be done to note existing damages. Keep a copy of this checklist—important for when you move out to avoid unnecessary repair charges.

You may also receive documents outlining:

Garbage disposal rules (strictly sorted by category and collection day)
Noise regulations
Maintenance contact information

Moving Out

When moving out, notify your landlord or agency in advance. A final inspection will determine any cleaning or repair deductions from your deposit. Standard cleaning fees are usually between ¥20,000 and ¥50,000.

If the apartment is kept in good condition, most of your deposit should be refunded within a few weeks.

Tips for Foreign Renters

Prepare Documents: Passport, residence card, proof of income, and emergency contact in Japan are usually required.
Use English-Speaking Agents: They can explain contract details clearly.
Consider Proximity to Train Stations: Most people commute by rail; being within a 10-minute walk from a station increases convenience.
Understand Cultural Etiquette: Quietness, cleanliness, and respecting building rules are expected.
Check for “No Key Money” Listings: Many modern apartments have eliminated this fee.

Conclusion

Renting in Tokyo may seem complex at first due to the number of fees and formalities, but once you understand the system, it becomes manageable. Take your time comparing listings, understand all costs upfront, and choose an area that matches your lifestyle and commute needs.

Whether you’re staying for a year or planning long-term residence, Tokyo offers a wide range of housing—from compact studios in Shinjuku to family apartments in Setagaya. By mastering the renting basics, you can enjoy a smooth transition into life in one of the world’s most vibrant cities.

What documents do I need to rent an apartment in Tokyo?

Most agencies and landlords will ask for a passport, residence card (在留カード), proof of income (recent payslips or an employment contract), Japanese phone number, and emergency contact in Japan. Students typically provide a certificate of enrollment and proof of funds. If you don’t have a Japanese income yet, be prepared to show savings and use a guarantor company. Having digital copies ready will speed up the application.

How much money should I budget for initial move-in costs?

Expect to pay roughly four to six months’ worth of rent upfront. This usually includes the first month’s rent, refundable deposit (敷金), non-refundable key money (礼金) if charged, agency fee, guarantor company fee, and fire/tenant insurance for two years. Some “no key money” or “no deposit” listings exist, but they may have higher monthly rent or cleaning fees at move-out. Request a written cost breakdown before signing.

What are key money (礼金) and deposit (敷金) and how do they differ?

Key money (礼金) is a non-refundable gratuity to the landlord, often one month’s rent, though many modern buildings waive it. Deposit (敷金) is refundable and used to cover cleaning or damage beyond normal wear and tear at move-out. Your contract will define how deductions are calculated. Photograph the unit on day one and keep the move-in checklist to avoid unfair charges later.

Do I need a guarantor, and what if I don’t have one in Japan?

Yes—most leases require a guarantor (連帯保証人). If you don’t have a qualified individual in Japan, a guarantor company can back your lease for a fee, typically 50–100% of one month’s rent plus small annual renewals. Approval usually depends on your income, visa status, and credit screening. Using a guarantor company is standard for international residents and even many locals.

How long are leases in Tokyo and what are renewal fees?

Standard leases run for two years. If you stay, you’ll usually pay a renewal fee (更新料) equal to about one month’s rent, plus a small office fee. If you plan to leave, most contracts require one to two months’ notice in writing. Some companies reimburse renewal fees for employees—check your benefits before committing.

Are Tokyo apartments furnished? What should I expect inside?

Most rentals are unfurnished. Expect a bare unit with built-in kitchen fixtures, a bathroom, and often a space for a washing machine. You will likely need to buy a refrigerator, washer, microwave, lighting fixtures, and curtains. Furnished or serviced apartments exist and are convenient for short stays, but they carry higher monthly rent. Budget time and money for setup if you choose an unfurnished place.

Which apartment types and layout abbreviations should I know?

Common layouts include 1R (studio), 1K (room + separate kitchen), 1DK (room + dining-kitchen), and 1LDK (one bedroom + living/dining/kitchen). Families often look for 2LDK or 3LDK. Room sizes may be listed in square meters and sometimes as “jo” (tatami-mat units). A 6-jo room is around 9.5–10 m² depending on the tatami standard.

How do I choose a neighborhood and manage commute times?

Start with the train line you’ll use for work or school. Proximity to stations (<10 minutes on foot) boosts convenience and rent. Central wards (e.g., Shibuya, Minato) command higher prices; outer areas (e.g., Setagaya, Ota, Nerima) often offer bigger spaces and quieter streets. Consider noise tolerance, supermarket access, childcare/schools, green spaces, and safety. Visit the area at night and during rush hour to test your comfort level.

What monthly costs beyond rent should I expect?

Plan for utilities (electricity, gas, water), internet, and building maintenance fees if applicable. Utilities for a single person typically run ¥10,000–¥20,000 per month, varying with season and building efficiency. Internet may require installation unless the building provides bulk fiber; set appointments early as popular time slots fill quickly. Some buildings include water or internet in the rent—confirm the details in writing.

How competitive is the market and how fast do I need to decide?

Popular listings can disappear within days. Prepare your documents in advance, understand your must-haves, and keep a shortlist of suitable units. If a place meets your criteria and budget, submit an application promptly; you can still review the contract in detail after preliminary approval. Hesitating for a week on a good deal often means losing it.

Can I negotiate the rent or fees?

Yes—polite negotiation is possible, though not guaranteed. You may ask for a slight rent reduction, elimination of key money, or landlord-paid deep cleaning at move-out. Reasonable requests backed by comparable listings and a strong tenant profile (stable income, long stay) have the best chance. Your agent can advise on strategy based on the landlord’s expectations and market conditions.

What’s the typical application and screening process?

After you submit an application with your documents, the landlord, management company, and guarantor company conduct screenings. This checks income stability, visa status, and credit risk. Approval can take a few days. Once approved, you’ll sign the lease (often in person or electronically), pay the initial invoice, and schedule key pickup and move-in inspection.

How do move-in and move-out inspections work?

At move-in, you or the agent record the unit’s condition with photos and a checklist. Keep copies. At move-out, a representative inspects for damage beyond normal wear and tear. Standard cleaning fees are common and may be specified in the contract. Disputes are minimized when you document everything and follow building rules (e.g., no drilling without permission, proper trash sorting).

What should I know about building rules and etiquette?

Japan emphasizes harmony and respect. Quiet hours, proper garbage sorting by category and pickup day, and keeping common areas clean are non-negotiable. Smoking rules are strict (often balconies included). Bicycle parking may require registration. Pet policies vary by building—always confirm before signing. Violations can jeopardize your deposit or renewal.

Are short-term rentals or share houses good options?

Share houses are budget-friendly and often foreigner-friendly, with flexible terms and furnished common areas. They’re great for newcomers who want to learn the city before committing to a long lease. Short-term serviced apartments provide privacy and convenience at a premium. Standard leases usually require a two-year commitment; breaking early may incur penalties, so choose based on your timeline.

How do I find foreigner-friendly listings and English-speaking support?

Use agencies and platforms that explicitly advertise English support and foreigner-friendly landlords. When contacting mainstream Japanese portals, ask for agents who can communicate in English. Clear, timely communication during screening reassures the landlord and can improve approval odds.

What should I check during the viewing?

Test water pressure and hot water, look for mold or condensation risks around windows, confirm heating/cooling type and age, check storage, verify mobile signal strength, and ask about internet options. Measure key spaces (fridge, washer nook, bed area), and confirm noise levels at different times. Ask about nearby construction plans and the building’s earthquake retrofitting status if it’s older.

How can I make a small Tokyo apartment feel bigger?

Use multifunctional furniture (sofa beds, folding tables), vertical storage, and light, unified color schemes. Hang curtains high to elongate walls, add mirrors to bounce light, and select compact appliances. Keep walkways clear and embrace minimalism—Tokyo living rewards thoughtful curation.

What if I don’t have a Japanese bank account yet?

Some landlords accept credit cards or cash for the initial payment, but many prefer domestic bank transfers and require a Japanese account for monthly rent. Ask your agent for a property that supports card payments or provides a short grace period while you open an account. Set up automatic transfers to avoid late fees once your account is active.

Any final tips for a smooth renting experience?

Define your budget and non-negotiables, prepare documents early, line up a guarantor company, and work with a responsive agent. Move fast on suitable listings and keep meticulous records (photos, checklists, emails). Read the contract carefully—especially renewal, penalty, and cleaning clauses—and clarify anything unclear before signing. With preparation and realistic expectations, renting in Tokyo is manageable and rewarding.

https://tokyorelocationguide.com/housing/