A complete guide to finding rental properties suitable for foreigners
Finding a place to live is one of the biggest hurdles for foreigners starting their life in Japan. Differences in culture and language, as well as the complexity of rental rules, make it difficult.
Therefore, in this article, we will explain in detail how to find rental properties that are suitable for foreigners.
Please feel free to use this as a reference.
1.The current state of Japan's rental market and foreign tenants
Japan offers a wide variety of rental housing options to suit individual needs.
However, not all of these properties are available for foreigners to rent.
Let's first consider the reasons for this and the conditions for foreigners to rent housing.
The main hurdles faced by foreigners
The reason it's difficult for foreigners to find rental housing is simply because some landlords (owners) don't allow foreigners to rent their properties.
However, this is not because they dislike foreigners, but because they believe that differences in language and customs can easily lead to problems, and that dealing with them is difficult.
Foreigners living in Japan for the first time are often unfamiliar with unique Japanese rules and customs, such as how to dispose of garbage or the rule against making loud noises at night. This can easily lead to problems, and language barriers make it difficult to resolve these issues.
In fact, there are many landlords who will allow foreigners to rent to landlords if they have lived in Japan for a long time.
However, if this is your first time living in Japan, instead of prioritizing your own preferences, you should first look for rental properties that accept foreigners.
Requirements for tenant screening
Even if a property is listed as accepting foreign residents, it doesn't mean just anyone can live there.
In Japan, before signing a rental agreement, a tenant screening process is conducted based on official documents, and only those who pass this screening are allowed to rent a room.
Regarding what documents should be checked when screening applications for foreigners, the Ministry of Land, Infrastructure, Transport and Tourism has made suggestions in the " Practical Response Q&A " section of its " Guidelines for Facilitating Foreigners' Move into Private Rental Housing ."
According to the document, the specific documents to be used will be determined in consultation with the individual, and will be decided as needed, but they will mainly be as follows:
| Requirements | Documents and contents to submit |
| Status of Residence | This is to prove that you are not an illegal immigrant. Present a Certificate of Eligibility (COE) or your residence card. |
| Ability to pay | Proof that you can pay your monthly rent on time. Examples include pay stubs and tax certificates. |
| Guarantor | The guarantor assumes responsibility for paying the rent if the tenant is unable to do so. The guarantor signs and seals the contract. |
| Resident record | Please submit information for all residents. |
| Seal registration certificate | Original document issued within the last three months |
| Communication skills | While it's not required to submit any documents, some landlords refuse to rent rooms to foreigners who don't speak Japanese. |
For details on each item and how to gather these documents to pass the tenant screening process, please see this article.
Housing support for foreigners
The government and private organizations provide support to help foreigners find housing in Japan.
For example, the Ministry of Land, Infrastructure, Transport and Tourism distributes guidelines to landlords and real estate agents that provide manuals for how to ensure that foreigners can access more rental housing .
Furthermore, a " Guidebook for Tenants" is available for prospective foreign tenants . This guidebook explains everything from finding a room and signing a contract to regulations during tenancy and points to note when moving out, in an easy-to-understand way even for foreigners who are not yet familiar with Japan.
English, Chinese, Korean, Vietnamese, Spanish, Portuguese, and Nepali versions are available, so please feel free to refer to them.
There are also private organizations that provide support for the actual process of finding an apartment and signing a rental agreement.
When searching for rental housing in Japan, please make full use of these support systems.
2.How to find properties that allow foreigners to live in: Using a real estate agency
The most common way to find rental housing in Japan is through a real estate agency.
However, many foreigners may wonder, "What is a real estate agency?"
Here we will explain what a real estate company is and how to use one.
What is a real estate company?
A real estate company is a business that handles everything from finding a property to supporting you with the contract and following up after you move in.
In other countries, this is mainly done by real estate agents, but in Japan the profession of real estate agent is not common.
Additionally, many foreigners wish to rent a property for a short period of time or to live in a furnished room. While these requests may be commonplace in their home countries, it is not easy to find a rental property in Japan that meets these requirements.
Therefore, people use real estate agencies to find rental properties that meet their needs as much as possible.
How to choose a real estate agency that can speak foreign languages
When foreigners use a real estate agency, they must choose one that is accustomed to dealing with foreigners and has a large number of properties available for foreign tenants.
You can search for such real estate companies online, as well as on social media such as Facebook, and also check out reviews from foreigners who are actually renting housing in Japan.
Important points to note when signing a contract and key points for negotiation
Even if you find a property that is suitable for foreigners, be sure to check the contract carefully before signing it.
This is because there are various initial costs involved when moving into a rental property in Japan.
[Initial costs required when moving in]
- Deposit
- Key money (reward to the owner)
- Brokerage fee (fee to real estate company)
- Guarantee fee
- Fire insurance premiums
- Key replacement fee
- others
Be sure to check the contract carefully to see what initial costs will be incurred. For this reason, it is also a good idea to choose a real estate company that can communicate in your native language and has contracts in English.
Depending on the property, it may also be possible to negotiate a reduction in some of the initial costs, such as prorating the first month's rent or reducing the key money.
3.How to find properties that are suitable for foreigners: Use rental information websites specializing in foreigners
The best thing for foreigners looking for rental housing in Japan is to use a rental information website specifically for foreigners.
Since it is a rental information service specializing in foreigners, all of the properties introduced are available for occupancy. In addition, the staff are accustomed to dealing with foreigners and can provide support in multiple languages.
For example, Mooovin , a rental information site specializing in foreigners , allows you to complete everything online, from room search to application, screening, contract procedures, and payment. In addition to English, it also supports Chinese (simplified and traditional) and Vietnamese.
Being able to search for an apartment online also means you can find an apartment to live in before you even move to Japan. Depending on the option, you may be able to receive the room key from staff at the airport when you arrive in Japan, so this is also recommended for people who want to decide on a place to live immediately.
How to use rental information sites to find properties
When searching for properties using a rental information site, you first narrow down your search by specifying conditions such as area, rent, floor plan, and walking distance from the station, and then check the details of each room.
In Japan, the older the property is or the farther it is from the station, the cheaper the rent tends to be.
Therefore, if the rent is higher than you expected, try searching again, looking for a property that is older or farther from the station.
The process for moving in using Mooovin is roughly as follows:
- Search for properties: Narrow your search by specifying conditions such as area, rent, floor plan, and walking distance from the station
- Check the conditions: Check the detailed conditions such as the property's features, facilities, and initial costs.
- Apply: Create an account and apply for the property you want using the application form.
- Screening: A real estate company will conduct a screening process for tenants.
- Contract procedure: Prepare the necessary documents and complete the contract procedure online
- Payment: Pay online
- Key collection: Collect your room key from the management company.
However, the basic process is not very different between rental information sites.
4.How to find a property without a guarantor
One of the unique rules in Japanese rental contracts is the "guarantor" system.
A guarantor is a person who is responsible for paying rent and repair costs on behalf of the tenant if the tenant is unable to pay.
In most cases, the guarantor must be a relative living in Japan, which makes it a strict requirement for foreigners who have just arrived in Japan.
Therefore, here we will explain the methods and measures to take to borrow money without a guarantor.
The pitfalls of searching for "no guarantor required"
If you use the rental information site of a general real estate company, it is possible to search for properties that do not require a guarantor.
However, in this case, the property may be one that people are looking to rent without having to provide a guarantor, meaning that it may be an unpopular room for various reasons.
Therefore, rather than jumping at a property that does not require a guarantor, make sure to check carefully the location, the condition of the room, and whether there are any notices such as it being an accident property (someone has died in this room in the past).
Advantages and disadvantages of guarantor companies
Rental information sites specializing in foreigners, such as Mooovin, do not require renters to provide a guarantor.
Instead, you will need to use a guarantor company when signing a rental contract.
A guarantor company is a company that acts as a guarantor, and provides the landlord with a guarantee in the event of rent arrears in exchange for the tenant paying a certain amount of commission to the guarantor company.
For example, in the case of Mooovin, the "guarantee fee at the time of contract" is a commission fee paid to the guarantor company.
The fee varies depending on the property, but the average fee is between 50% and 100% of the rent.
5.Recommended areas for foreigners by region
Finally, we will introduce recommended areas in Tokyo and the Kansai region where there are many foreign residents .
Recommended areas in Tokyo's 23 wards
Tokyo is the region with the highest rents, but the market price varies greatly depending on the area.
| area | Applicable district | Features | Average rent |
| Central Area | Chuo Ward, Minato Ward, Chiyoda Ward, etc. | Located in the heart of Tokyo, this area is home to many government agencies and large corporate offices. It is extremely popular with foreigners, but rents are high. | 1 room: 100,000 to 130,000 yen 1LDK: 200,000 to 300,000 yen |
| Shinjuku and Shibuya area | Shinjuku Ward, Shibuya Ward, Suginami Ward, etc. | It has good access to various areas and is very easy to live in. It is a popular area among foreigners, but rent is lower than in central areas. | 1 room: 70,000 to 100,000 yen 1LDK: 150,000 to 250,000 yen |
| Asakusa/Ueno area | Taito Ward, Adachi Ward, Katsushika Ward, etc. | This area has the lowest average rent in the 23 wards. Many foreigners actually live here. It also has good access to the city center. | 1 room: 50,000 to 80,000 yen 1LDK: 80,000 to 100,000 yen |
*Rent market prices are based on national statistical data updated on April 24, 2025.
Recommended areas in the Kansai region
We will introduce popular areas in the Kansai region where many foreigners live.
| area | Applicable district | Features | Average rent |
| Osaka | Namba, Juso, Tennoji, etc. | Located in the center of Osaka, it is popular with foreigners. It is also easily accessible, making it a recommended area for foreigners living in Osaka for the first time. | 1 room: 50,000 to 60,000 yen 1DK: 50,000 to 70,000 yen |
| Kobe | Sannomiya, Nada Ward, Higashinada Ward, etc. | Sannomiya is the center of Kobe. Nada Ward and Higashinada Ward are popular areas with good transportation access and are easy for foreigners to live in. | 1 room: 50,000 to 70,000 yen 1LDK: 80,000 to 100,000 yen |
| Kyoto | Nakagyo Ward, Sakyo Ward, Ukyo Ward, etc. | Nakagyo Ward is home to many government offices and offices. Sakyo Ward is popular for its livability. Ukyo Ward has many properties for students, making it an area suitable for living alone. | 1 room: 40,000 to 50,000 yen 1DK: 50,000 to 60,000 yen |
*Rent market prices are based on national statistical data updated on April 24, 2025.
