Embarking on a new life in Japan begins with finding the right place to call home. Yet, for many international residents, Japan’s rental process can feel daunting. Language barriers, cultural nuances, and unfamiliar contract practices often present unique challenges.
Questions like, “What documents do I need?”, “Is a guarantor required?”, or “Where can I find properties that accept foreign tenants?” are common concerns.
This guide is designed to walk you through the essentials of securing a rental property in Japan, especially for those seeking high-end residences. With a clear, step-by-step explanation, we’ll help you take that first, informed step toward luxury living in Japan.
Step 1｜Your Starting Point: Valid Visa and Residence Card
Securing a premium rental property in Japan begins with proper legal documentation. A valid visa and an official Residence Card are essential prerequisites. During the initial tenant screening process, most real estate agencies will verify the following:
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Type of residence status (e.g., student, employment, family stay)
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Remaining period of stay (a short remaining term may negatively impact your application)
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Local contact information (mobile number and email address in Japan)
💡 Please note: If your Residence Card has not yet been issued, it may not be possible to proceed with a lease agreement. We strongly advise completing your resident registration at the local ward office shortly after arrival in Japan before beginning your property search.
Step 2｜Define Your Living Preferences: Location, Budget, and Space
Before beginning your property search, it’s crucial to clarify your preferences and priorities.
Key considerations include:
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Commute convenience – Proximity to train stations or willingness to consider bus routes
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Rental budget – A general guideline is to keep monthly rent within one-third of your net income
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Layout and size – Choose from studio (1R), one-bedroom (1K), or more spacious options like 1LDK and beyond
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Special requirements – Such as foreigner-friendly leases, furnished residences, or pet policies
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Additional features – Free internet, no key money or security deposit, and other preferred amenities
📍 In central urban areas, many real estate agencies offer English-speaking services. However, such support may be limited in regional locations. If needed, consider arranging interpreter assistance early in the process.
Step 3｜Partner with a Foreigner-OK Real Estate Agency
In Japan, not all rental properties are available to foreign nationals. Some landlords or property managers may require tenants to speak Japanese fluently or have local guarantors. To navigate this, it’s advisable to work with agencies that specialize in “foreigner-welcome” properties, particularly those experienced in serving international professionals and expatriates.
Tips for finding the right agency:
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Use keywords such as “foreigner rental” or “foreigner-OK apartment Japan”
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Seek referrals from student support centers or organizations assisting foreign workers
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Consult international exchange groups or university housing offices
💡 Real estate agencies with multilingual staff can provide clear explanations of lease agreements and assist with contract procedures, making the entire process seamless and stress-free.
Step 4｜Guarantor Preparation or Use of a Lease Guarantee Company
In Japan, most rental agreements require either a joint guarantor or enrollment with a rental guarantee company, as a safeguard against rent default and related risks.
For international tenants, the two most common solutions are:
◯ Utilizing a Guarantee Company
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Enables lease contracts without a personal guarantor, subject to approval
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Typically requires a one-time fee equivalent to 50–100% of monthly rent, plus an annual renewal fee
◯ Providing a Personal Guarantor (e.g., school, company, family member)
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Ideal candidates are individuals residing in Japan with Japanese citizenship or permanent residency
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Supporting documents such as proof of income and a seal registration certificate may be required
💡 Choosing a property that accepts a guarantee company significantly reduces the entry barrier for foreign tenants, making the leasing process more accessible and efficient.
Step 5｜Prepare the Required Documentation
Once you’ve selected your ideal residence and are ready to proceed with the application, several key documents will be required to initiate the leasing process:
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Residence Card (both front and back)
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Passport (for identity verification)
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Certificate of Employment or School Enrollment (or a formal offer letter)
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Proof of Income (such as recent payslips or an employment contract)
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Emergency Contact (preferably someone fluent in Japanese)
💡 Please note that most documentation and contracts will be in Japanese. Arranging for translation assistance or having a bilingual representative accompany you can be highly beneficial in ensuring clarity and confidence throughout the process.
Step 6｜Prepare Contract Fees and Initial Costs
When signing a lease in Japan, you’ll need to budget for more than just the monthly rent. A range of upfront costs is customary, and understanding these financial commitments is essential for a smooth transition into your new residence.
| Fee Type | Description | Typical Range |
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| Security Deposit | Held to cover any potential damages upon move-out | Approximately 1 month’s rent |
| Key Money | A non-refundable gratuity paid to the landlord | Around 1 month’s rent (not always required) |
| Agency Commission | Service fee paid to the real estate agency | 1 month’s rent + tax |
| Fire Insurance | Required upfront for a 2-year term | ¥15,000–¥20,000 |
| Guarantee Company Fee | Initial fee + annual renewal | 50–100% of monthly rent + yearly renewal fee |
💡 In total, it is common for the initial move-in costs to amount to the equivalent of 4 to 6 months’ rent.
Step 7｜Review and Sign the Lease Agreement
Lease agreements in Japan are typically written entirely in Japanese. It is essential to thoroughly review the contract and ensure you understand the key terms before signing.
Focus on the following clauses:
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Contract duration and renewal terms
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Rent payment schedule and method
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Move-out procedures (e.g., required notice period, restoration obligations)
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Prohibited activities (such as pets, renovations, noise restrictions)
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Special stipulations (any unique or additional terms)
💡 If any part of the contract is unclear, do not hesitate to request clarification from your real estate agent or consult a trusted Japanese speaker. Clear understanding ensures peace of mind in your premium living arrangement.
The First Step Is Simply Reaching Out
Navigating Japan’s rental market can feel complex or uncertain due to differences in procedure, language, and cultural expectations. However, with the growing number of real estate agencies and guarantee companies actively welcoming international residents, the process is becoming increasingly accessible.
The key is to identify a trusted point of contact early on—someone who understands your needs and can guide you through the process with clarity and professionalism. Don’t hesitate to ask questions or seek clarification. By opening the door to conversation, you’re already taking the most important first step toward finding a secure and sophisticated home in Japan.