Searching for rental properties in Japan for foreigners based on their residence status
You may have obtained a visa to stay in Japan for a long period of time and are now planning to move to Japan.
The next step will be to find a place to live.
Just like overseas, Japan has a wide variety of rental housing to suit the needs of residents.
In this article, we will introduce how to find rental properties in Japan based on your residence status.
Please use this as a reference to find a home that suits your visa and lifestyle.
1.Basic information for foreigners looking for housing in Japan
When signing a rental contract for a house in Japan, various documents are required.
Among these, the most essential is a Certificate of Authorized Employment or a Certificate of Eligibility (COE).
The Certificate of Authorization for Employment is a document that proves that a foreigner who intends to work in Japan has the necessary status of residence. The Certificate of Eligibility is a document that proves that a foreigner's activities comply with the status of residence when they enter Japan.
In Japan, you cannot sign a rental contract for housing on a short-term visa such as a tourist visa.
Therefore, renters must prove that they have a long-term residence status.
Relationship between rental contracts and visas
The visas required to enter into a rental contract in Japan are as follows:
| Visa types | Target audience and activities |
| Highly skilled professional visa | A special work visa for foreigners working in highly specialized jobs, such as researchers, engineers, and university professors. |
| Business Manager Visa | Visa for foreigners who want to establish a company in Japan or work as managers in an existing company |
| Work visa | A visa required to work in Japan. However, it is not issued to unskilled laborers such as convenience store or factory workers. |
| Student visa | This visa is for people studying at Japanese schools such as universities, vocational schools, and Japanese language schools. If you obtain permission to engage in activities other than those permitted under your status of residence, you can work part-time for up to 28 hours a week. |
| training visa | A visa for people who receive non-work-related training or study at a company or local government. |
| Family visa | A visa for family members of people with work or student visas to live in Japan |
| Startup Visa | A visa that is also available to foreigners who aim to start a business in Japan and do not meet the requirements for a business manager visa. |
| Technical Internship Visa | A visa for learning specific skills and techniques while working in Japan, primarily for the purpose of developing human resources in developing countries. |
The type and hours of work you can do will vary depending on your visa, so it's important to find a place to live that suits your residence status.
2.Recommended housing search methods for highly skilled professionals/business manager visa holders
Both the highly skilled professional visa and the business manager visa are based on the premise that the applicant will have a high income and live in Japan for a long period of time.
Since most work locations are in large cities such as Tokyo, it is a good idea to focus on factors such as location and access to work.
For example, if you use a rental information site specializing in foreigners, such as Mooovin , you can select a region such as "Tokyo," then set the upper limit for "rent" and the desired layout, and then set the "walking distance from the station" to "within 10 minutes," and then search.
Among the properties that come up, it is recommended that you check out those that are located along the train line to your workplace.
Additionally, since a Type 2 Highly Skilled Professional Visa allows you to stay in Japan indefinitely, you may want to consider purchasing a property instead of renting one. Apartments in Tokyo also have speculative value, so there's a chance they may have increased in value by the time you return to your home country. However, if you're purchasing for investment purposes, be sure to consult with an expert.
[Housing search tips for highly skilled professionals/business manager visa holders]
- Prioritize location and distance from the station
- Specifying upper and lower rent limits makes the search easier
- Consider buying instead of just renting
3.Housing for work visa holders: recommended search methods
Many foreigners who stay in Japan long-term are on work visas. Here we will introduce some recommended ways to find housing for single people.
Japan has a large number of apartments and condominiums for single people, including studio apartments, 1K and 1DK apartments.
Therefore, it's a good idea to search for the rental property for single people that best suits you in the area you want to live in. Rental information sites will always allow you to specify the room layout. Check "One Room," "1K," or "1DK."
In Japan, it is generally said that it is desirable to keep rent to one-third of your income, so it is important to find a property that matches your income.
If you feel the rent is too high, try searching for properties with a building that is older than the one you built. In Japan, the older the building, the cheaper the rent generally is.
[Housing search tips for work visa holders]
- Search for rooms with layouts suitable for single people
- Keep your rent below one-third of your income
- Remember that rents vary depending on the age of the building.
4.Housing search recommendations for student/trainee visa holders
As a rule, you cannot work on a student visa or training visa, so it is very difficult to rent a property through a regular real estate agency in Japan, as they are hesitant to rent a room to someone with a limited income.
Therefore, we recommend that international students and people staying in Japan on training visas use rental information websites specializing in foreigners, such as Mooovin . These rental information websites specialize in foreigners and have many properties for international students.
Also, since the period you can stay in Japan on a training visa is between three months and one year, we recommend renting a monthly apartment.
Monthly apartments are rental properties that can be rented on a monthly basis and come equipped with basic furniture and appliances. They are relatively easy for foreigners to rent, making them a viable option.
[Housing search tips for student/trainee visa holders]
- Use rental information websites specializing in foreigners
- Using a monthly apartment
5.Housing for Dependent Visa Holders: Recommended Search Methods
Work visa holders can apply for dependent visas for their family members to live with them in Japan. If you are currently living in a rental property designed for single-person households, you may want to consider moving to an apartment with a family-friendly layout.
The method for searching for an apartment is the same as the method introduced in "Housing for Work Visa Holders: Recommended Search Methods." Please search by selecting the floor plan according to the number of family members.
[Guidelines for room layout by number of people]
- Living with two people: 1DK to 2DK
- Couple + 1 child: 2DK to 2LDK
- Couple + 2 or more children: 2LDK to 3LDK
If you are looking for a room to live with your family, we also recommend ``specified high-quality rental housing.''
Specific high-quality rental housing is housing where the national or local government subsidizes part of the rent, and it is cheaper to live in than regular rental housing.
To rent a designated high-quality rental property, you must meet certain conditions, such as income within a certain standard and family composition, but foreigners can also apply.
Conditions and application procedures vary depending on the local government, so please consult with the housing department or housing supply corporation of your city or town.
[Housing search tips for family visa holders]
- Find a home with a layout that suits the number of family members
- Consider specific high-quality rental housing
6.Housing search recommendations for entrepreneur visa holders
Rental housing in Japan often has a two-year contract, and if you move out within that period, you may be penalized.
The maximum period of stay for an Entrepreneur Visa is two years, but it must be renewed every six months. Therefore, until your Entrepreneur Visa is switched to a Business Manager Visa, it is recommended that you live in a rental property where you will not be penalized for moving out for a short period of time.
In particular, in the case of "zero yen properties" that do not require a deposit or key money, penalties are often imposed if you move out early, so be sure to carefully check the contract terms in advance.
Even with regular rental housing, there may be no penalty if you notify the landlord within the notice period (one to two months in advance). All of this is written in the contract, so be sure to check the section on "short-term cancellation fees" in the contract.
[Housing search tips for entrepreneur visa holders]
- Choose a property that doesn't incur penalty fees
- Check the contract details regarding early departure in advance
7.Housing for Technical Internship Visa Holders: Recommended Search Methods
In the case of technical intern trainees, the company that employs them will generally provide them with a place to live.
However, since multiple people often live in an apartment, you may want to move to a room where you can live alone.
In that case, first consult with your company, and once you have received their consent, search for housing using the methods introduced in "Housing for Work Visa Holders: Recommended Search Methods."
