In Japan, rental property information is readily available through online platforms and real estate agencies. However, photographs and floor plans alone rarely tell the full story. To accurately assess a residence and its surroundings, a personal viewing—referred to as a “naiken” in Japanese—is essential.
A viewing offers prospective tenants the opportunity to inspect the property firsthand prior to signing a lease. Aspects such as the building’s exterior, interior cleanliness, layout functionality, natural light, noise levels, and ambient odors often only become apparent when experienced in person. For first-time renters and international residents unfamiliar with the nuances of Japanese housing, this process is especially critical in ensuring a confident, well-informed decision.
This article outlines seven essential elements to examine during a property viewing, offering a practical guide tailored to the expectations of high-end tenants and real estate investors.
1. Sunlight and Window Orientation
Natural light is one of the most understated yet vital elements in evaluating a residence—and it is something that photographs rarely capture accurately. During a property viewing, it is crucial to observe how sunlight enters the space at different times of day, noting the placement and orientation of windows, as well as any surrounding buildings that may obstruct direct light.
East-facing units typically benefit from morning sunlight, while west-facing properties offer brightness in the late afternoon. South-facing residences are generally considered ideal for receiving consistent light throughout the day. However, even these can be affected by adjacent high-rises or dense urban landscapes, potentially limiting exposure. Sunlight plays a significant role in regulating indoor temperature, humidity levels, and the likelihood of mold development. As such, it is not merely an aesthetic concern—it directly impacts comfort, energy efficiency, and overall livability.
2. Wall Thickness and Acoustic Insulation
In Japanese residential architecture, the level of sound insulation can vary significantly depending on a building’s construction type. Properties built with wood frames or light steel structures often have less effective soundproofing, making it easier to hear conversations, footsteps, or other daily activities from neighboring units.
During a property viewing, tenants should take the time to gently tap on walls and floors to gauge their density, or even place an ear to shared walls to detect potential noise transfer from adjacent apartments. It’s also wise to listen for sounds from above and below—such as footsteps or plumbing—as well as ambient noise from elevators, nearby roads, or train lines. To make a truly informed assessment, consider scheduling your viewing during quieter hours of the day, when subtle noises are more noticeable. 
3. Functionality and Odor Control in Wet Areas
Kitchens, bathrooms, toilets, and washbasins are central to daily comfort and hygiene—making their inspection a top priority during a property viewing. Prospective tenants should test all water fixtures, checking for stable water pressure, smooth temperature adjustment on showers, and efficient drainage. Unusual noises from faucets or pipes may signal underlying issues.
It’s also essential to assess for unpleasant odors emanating from drains, signs of mold growth, and whether ventilation fans are operating effectively. Persistent smells could indicate neglected plumbing maintenance or poor usage habits by previous tenants.
In older properties, aged piping systems may present risks of leaks or inefficiencies. Therefore, thorough evaluation of wet areas is particularly critical in vintage or renovated buildings, even when appearances are immaculate.
4. Electrical Outlet Placement and Quantity
The placement and number of electrical outlets play a crucial role in defining the functionality and convenience of a living space. During a property viewing, it is advisable to carefully inspect each room, noting how many outlets are available and whether they are strategically located for practical use.
Consider your intended layout: refrigerators, washing machines, microwaves, air conditioning units, computers, and entertainment systems all require access to power. Evaluating whether extension cords will be necessary—or whether certain placements may limit furniture configuration—can help prevent frustration later on. Outlets positioned too high or in inconvenient spots can detract from the user experience.
Equally important is checking the location of TV antenna ports and internet cabling. Verifying these details in advance ensures a seamless move-in process, particularly for tenants with high connectivity standards or remote work requirements.
5. Storage Capacity and Spatial Configuration
Adequate storage is fundamental to maintaining an elegant and organized living environment. During a viewing, it is important to assess the size and functionality of all available storage options—including closets, built-in wardrobes, kitchen cabinets, and shoe cupboards. Visually inspecting these areas helps determine whether they can accommodate your specific belongings.
Attention should also be paid to the usability of storage: ensure that doors open fully without obstructing potential furniture placements, and check for signs of dampness or poor ventilation within storage units, which could affect long-term usability. In residences with limited built-in storage, tenants may need to invest in bespoke or supplementary storage furnishings—an added consideration in both budget and interior planning.
6. Waste Disposal Facilities and Regulations
An often-overlooked yet critical detail in evaluating a residence is the location and condition of the building’s waste disposal area. Whether the property includes an on-site garbage station—and whether it is well-maintained—can significantly affect daily convenience and overall satisfaction.
Some upscale residences offer 24-hour waste disposal access, while others adhere strictly to municipal guidelines that dictate collection times and sorting requirements for burnable, recyclable, and non-burnable waste. Confirming these details with the property manager or leasing agent in advance can help avoid misunderstandings post-move-in. For international tenants, it’s particularly important to ensure that garbage disposal instructions are available in multiple languages. If signage is in Japanese only, inquire whether multilingual resources are available to facilitate proper compliance.
7. Neighborhood Environment and Accessibility
Evaluating a property extends beyond the interior; the surrounding environment plays an equally vital role in shaping the quality of life. Key considerations include the walking distance to the nearest train station or bus stop, and proximity to essential amenities such as convenience stores, supermarkets, medical facilities, and municipal offices—all of which directly influence daily convenience.
For those prioritizing safety and tranquility, it is advisable to observe factors such as nighttime street lighting, pedestrian traffic, the presence of security cameras, and potential noise sources like highways, entertainment districts, or schools. These elements offer valuable insight into the area’s atmosphere and livability.
Whenever possible, consider visiting the neighborhood at night in addition to the daytime viewing. This allows for a more comprehensive understanding of the area’s ambiance and potential contrasts between day and evening conditions.