Renting Apartments in Japan: A Complete Guide for Foreigners

Finding a home in Japan is one of the most important steps when starting your life here—whether you’re moving for study, work, or a long-term adventure. But the Japanese rental system is very different from what most foreigners are used to. From unique contracts and upfront costs to strict tenant rules, navigating the process can be overwhelming, especially if you don’t speak Japanese fluently.

That’s where YOKOSO Japan comes in. We provide personalized housing support for foreigners in Japan, bridging the gap between you and real estate agents, and helping you secure a home that fits your lifestyle—whether you’re staying for a few months or a few years.

This guide will walk you through everything you need to know about renting in Japan:

• How the rental system works
• Typical upfront fees and ongoing costs
• The 2-year contract system, monthly rentals and sharehouses
• Useful tips for tenants in Japan
• Why renting is difficult for foreigners
• How YOKOSO Japan supports you every step of the way

Understanding the Rental System in Japan

The majority of apartments in Japan are rented on a standard two-year contract. These properties are usually unfurnished, meaning tenants are responsible for buying or renting their own furniture and appliances. In addition to these standard rentals, there are alternatives such as monthly apartments and share houses, which we will cover in more detail later.

The rental market is built around stability for both landlords and tenants, but this emphasis can create obstacles for foreigners who may only be staying in Japan for a shorter time.

What are my Best Options for Renting an Apartment in Japan

The Japanese rental market is dominated by long-term contracts, typically for two years. Most apartments are rented unfurnished—meaning you’ll often need to purchase everything from furniture to light fixtures.

In addition to standard apartments, there are options like:

• Share houses – furnished rooms with shared kitchens and bathrooms, popular with students and young professionals.
• Monthly apartments – short-term furnished rentals with fewer upfront costs.
• Company housing – sometimes offered by Japanese employers, though rare for foreigners.

The challenge is that the most affordable and spacious options are usually in the 2-year contract category, while short-term rentals come at a premium.

Upfront Costs and Fees When Renting in Japan

When moving into a rental property, the initial expenses can be much higher than expected. Instead of only paying a deposit and the first month’s rent, several other costs are common in Japan.

Typical fees include:

• Deposit (敷金, Shikikin): Generally equivalent to one to two months’ rent. This serves as security and is refundable, minus cleaning and repair costs.
• Key Money (礼金, Reikin): A one-time payment to the landlord, often one to two months’ rent, which is not refunded.
• Agency Fee (仲介手数料): The real estate agent’s commission, usually one month’s rent.
• Guarantor Company Fee: Most landlords require a guarantor. If you don’t have one, you will need to register with a guarantor company, which charges both initial and renewal fees.
• Management or Maintenance Fee (管理費): A small monthly fee to cover common area upkeep.
• Renewal Fee (更新料): When renewing a two-year lease, it is common to pay another month’s rent as a renewal fee.

It is likely that you will encounter some of the above in different combinations, depending on the Real Estate company you’re making the contract with, not all of them are necessarily applied. However, altogether, the upfront cost of renting a standard apartment can easily equal two to four months of rent. This is one of the main reasons many foreigners choose alternatives such as monthly rentals or share houses when they first arrive.

The Two-Year Contract System in Japan

At the heart of the Japanese rental market lies the two-year lease agreement (賃貸契約, chintai keiyaku). This framework has long been the industry standard, designed to give landlords stability and tenants a sense of permanence. While it works well for Japanese residents who plan to stay in one place for several years, it can feel restrictive for foreigners who may only be in the country for study, work, or travel experiences lasting a few months.

Key Aspects of the Two-Year Lease

• Commitment: A two-year lease means that, in principle, the tenant is expected to remain in the apartment for the entire period. If circumstances change and you need to move out earlier, you may face financial penalties. In some cases, you will lose part of your deposit, and in others, you may be required to keep paying rent until the landlord secures a replacement tenant. This makes the arrangement much less flexible than housing systems in many other countries.
• Renewals: At the end of the two-year term, you can usually continue living in the apartment, but doing so comes with a renewal fee (更新料, kōshinryō). This fee is typically equivalent to one month’s rent, though in some regions or agencies, it may be higher. The concept can surprise foreigners, as it is essentially a charge just to keep your existing housing.
• Rent Payments: Rent must be paid monthly, and landlords usually require a Japanese bank account for direct transfers. Missing a payment can result in severe consequences, as punctuality is strictly enforced.
• Guarantor Requirement: Most real estate agencies require you to refer a guarantor (連帯保証人, rentai hoshōnin), someone who agrees to take financial responsibility if you fail to pay rent or cause damage. Japanese nationals usually rely on family members, but for foreigners, this requirement is often difficult to fulfill. Without a Japanese relative or company willing to act as guarantor, you will need to contract a guarantor company, which charges both initial and annual fees.
• Subletting is prohibited. Unlike in some countries where renting out your apartment while you’re away is common, doing so in Japan without explicit permission can lead to immediate termination of your lease. Even having friends stay for long periods without informing the landlord can cause issues.

Benefits of the Two-Year Lease

• Lower Monthly Rent: Compared to short-term or furnished options, rent is significantly cheaper.
• More Choices: Most rental properties in Japan fall under the two-year contract system, meaning you’ll have a wider pool of apartments to choose from.
• Stability: If you plan to stay in Japan long term, this system gives you a secure home base without needing to move frequently.

Downsides for Foreigners

• High Upfront Costs: Between deposit, key money, agency fees, and guarantor fees, moving in can require four to six months’ worth of rent.
• Lack of Flexibility: If your plans change, breaking the contract can be costly and complicated.
• Guarantor Hurdles: Finding a guarantor is a major obstacle for most foreigners.
• Language Barriers: Contracts, rules, and communication with landlords are usually only in Japanese.

For long-term residents, the two-year contract is practical and cost-effective. For working holiday makers or short-term students, however, it is often too restrictive.

Monthly Apartments: Flexible Short-Term Rentals

For those staying in Japan for only a few months, monthly apartments (マンスリーマンション, mansuri manshon) are a popular choice. These properties are usually furnished, with utilities included, and are designed for temporary residents such as foreign students, business travelers, or working holiday makers.

Features of Monthly Apartments

• Short-Term Contracts: The major advantage of monthly apartments is their flexibility. Unlike two-year leases, these contracts are designed for short stays, making them attractive to working holiday makers, exchange students, and business travelers. Rental periods can be as short as one month, and contracts are easy to extend.
• Furnished and Equipped: The apartments come furnished with essentials such as a bed, table, refrigerator, washing machine, and often a small kitchen setup. Most real estate agencies also provide bedding, toileteries, and dishes for a small extra charge, so you don’t need to buy them new.
• Inclusive Pricing: Utilities like electricity, water, and internet are frequently included in the rent, making budgeting much easier.

Advantages

• Flexible rental terms—ideal if you don’t know exactly how long you’ll stay.
• Minimal paperwork compared to two-year leases.
• Move-in ready, with no need to purchase furniture or appliances.

Disadvantages

• Higher monthly rent compared to standard apartments.
• Limited availability outside of big cities like Tokyo, Osaka, and Fukuoka.
• Smaller living spaces, as many monthly apartments are designed with business travelers in mind.

Monthly apartments are best suited for those who prioritize flexibility and convenience over low cost.

Share Houses: Affordable and Social Living

Another housing option that has gained popularity in recent years, especially among young people and foreigners, is the share house. A share house is a co-living arrangement where tenants rent a private bedroom but share communal spaces such as the kitchen, bathrooms, and lounge areas.

Features of Share Houses

• Short-term contracts: Share houses often provide a more flexible rental system compared to two-year leases. Contracts can be as short as three months, and move-in costs are generally low.
• Fully Equipped: Most rooms are furnished, and appliances are provided, meaning tenants can move in with little more than their suitcase. In most sharehouses the kitchen is equipped with cooking utensils and dishes, so that’s one less thing to worry about.
• Affordable rent: One of the key attractions of share houses is their affordability. Rent is typically lower than both monthly apartments and standard leases, particularly in expensive cities like Tokyo. This makes them a popular choice for students, working holiday makers, and young professionals trying to save money. You can find rooms from as little as ¥50.000-¥120.000.

Rules and Expectations

• Tenants are expected to keep shared spaces clean.
• Quiet hours are enforced, especially in residential neighborhoods.
• Some share houses organize community events to encourage interaction among residents.

Advantages

• Affordable rent, often half the cost of a private monthly apartment.
• Social opportunities—many share houses have residents from around the world, which is great to make some friends when you first arrive to Japan.
• Convenient move-in procedures, with minimal fees and requirements.

Disadvantages

• Less privacy compared to living alone.
• Shared facilities can lead to conflicts if housemates have different lifestyles.
• Rules vary by house—some are very strict. You are usually not allowed to have guests over.

Share houses are especially popular in Tokyo and Osaka, where housing costs are high and foreigners want both affordability and community.

Tenant Responsibilities and Everyday Life in Japan

Living in a Japanese apartment means more than just paying rent. There are important cultural expectations and local rules that tenants must follow to maintain good relationships with neighbors and landlords.

Apartment Care

• Even small damages—like scratches on the floor—can result in repair fees when moving out.
• Modifications, such as painting walls or installing shelves, are not allowed without permission.

Garbage Disposal

• Trash is separated into burnable, non-burnable, plastics, bottles, cans, and paper.
• Collection days are fixed, and leaving garbage out on the wrong day can upset neighbors or result in fines.

Noise Considerations

• Walls in Japanese apartments are thin, so quiet is expected in the evenings.
• Hosting loud gatherings is rare and often discouraged.

Moving Out

• One month’s notice is standard.
• A professional cleaning fee will be deducted from your deposit.
• Landlords will inspect the apartment and deduct charges for any damages.

These rules may seem strict at first, but they ensure a clean, safe, and harmonious living environment for everyone.

Why Renting can be Difficult as a Foreigner

For many newcomers, finding housing in Japan is one of the most stressful parts of moving. While Japan offers a wide variety of apartments, monthly rentals, and share houses, the system comes with unique rules and expectations that can be very different from what foreigners are used to. This often leads to frustration during the housing search.

Foreigners face several unique challenges in the Japanese rental market:

• Language Barriers: Contracts, negotiations, and instructions are usually only in Japanese.
• Cultural Differences: Misunderstandings about rules, especially regarding garbage and noise, can make landlords hesitant.
• Guarantor Requirement: Without a guarantor, many applications are rejected.
• Short-Term Stays: The standard two-year contract is not suitable for many foreigners who stay less than a year.
• Discrimination: Unfortunately, some landlords refuse foreign tenants altogether.

These challenges can make it extremely difficult to secure housing independently, even for highly qualified or financially stable tenants. Many foreigners report losing weeks or months just trying to find a landlord willing to accept their application.

That’s why professional guidance is so valuable—having someone on your side who understands both the housing system and the cultural expectations can make all the difference.

How YOKOSO Japan Supports You

At YOKOSO Japan, we believe that finding housing should be an exciting step toward starting your new life, not a source of stress. That’s why we’ve designed our support services specifically for foreigners, bridging the gap between tenants and the Japanese real estate system.

Here’s how we help make your housing journey smooth and worry-free:

• Finding the Right Home: We help you choose between apartments, monthly rentals, and share houses based on your needs and length of stay.
• Mediation with Agents: We handle communication with landlords and real estate agents in Japanese.
• Guarantor Support: We guide you through guarantor company applications and requirements.
• Pre-Arrival Advice: We prepare you with all necessary documents and cost breakdowns before you move.
• Cultural Coaching: We explain tenant expectations such as garbage disposal, apartment care, and noise manners to avoid misunderstandings.
• Ongoing Support: If issues arise during your stay, we are available to step in and help resolve them.

With YOKOSO Japan by your side, you won’t just get help finding a place—you’ll gain peace of mind knowing that support continues throughout your stay. Our goal is to ensure that you can focus on living your best life in Japan, while we take care of the details.

Conclusion: Find Your Home in Japan with YOKOSO

Renting in Japan can seem overwhelming with its unique contracts, fees, and expectations. But with the right guidance, you can secure a comfortable home and enjoy your time in Japan without unnecessary stress.

YOKOSO Japan helps foreigners bridge the cultural and practical gap in the Japanese housing market, making it easier to secure housing that fits your lifestyle—whether for a few months or several years.

Contact us today and let us help you find your perfect home in Japan.