Renting a house in Japan is completely different from renting an apartment, yet most guides treat them as the same. Houses make up only about 4% of the national rental market, and in Tokyo, they are concentrated in outer wards and suburban rail corridors where availability remains limited despite growing demand from families.
The process to rent a house is also comparatively more expensive, takes longer, involves more paperwork, and requires a stronger commitment from the tenant. For foreigners, the difficulty increases further.
Rejection rates often exceed 90% for foreign applicants seeking detached houses, which is significantly higher than for apartments. Upfront move-in costs typically total 5 to 8 months of rent, compared to 4 to 6 months for apartments. Monthly utilities are typically ¥6,000 to ¥12,000 higher because houses have larger floor plans and less efficient insulation and climate control systems.
Many neighborhoods also expect tenants to join the local chonaikai (neighborhood association), participate in scheduled cleanups, and contribute to local seasonal events. These expectations rarely apply to apartment residents.
In this article, we break down the process of renting a house in Japan, including how to search effectively, how screening works, what documents and guarantees landlords expect, total costs, and community expectations as a foreign resident.
Renting a House vs. Renting an Apartment in Japan
The differences between renting a house and renting an apartment in Japan extend far beyond size and layout. The rental process, approval difficulty, ongoing costs, and daily responsibilities are meaningfully different.
| Factor | Apartment | House (Detached) |
|---|---|---|
| Typical Monthly Rent (Tokyo) | ¥70,000–150,000 (1–2BR) | ¥170,000–400,000 (2–4BR) |
| Initial Move-In Costs | 4–6 months rent | 5–8 months rent |
| Monthly Utilities | ¥15,000–20,000 | ¥22,000–34,000 |
| Availability | Abundant across all wards | Limited, mostly outer wards and suburbs |
| Foreigner Acceptance | Moderate difficulty | High difficulty (rejections commonly exceed 90%) |
| Application Timeline | 1–2 weeks | 3–4 weeks or longer |
| Landlord Type | Management company | Individual owner |
| Maintenance Responsibilities | Managed building maintenance | Tenant handles exterior and small repairs |
| Neighborhood Association | Rarely expected | Often expected to join and participate |
| Parking | Usually separate fee | Often included |
| Privacy | Shared walls and floors | Full privacy, no shared walls |
| Contract Flexibility | Standardized terms | Highly variable, negotiated case-by-case |
Houses make sense for families that need multiple bedrooms, play space, and separation between living and work areas. They also suit remote workers who benefit from a dedicated office, and those who prioritize privacy and quiet surroundings over convenience. Parking and a small garden or outdoor space are common advantages, though the tenant becomes responsible for basic yard care and minor exterior upkeep.
These benefits require trade-offs. Most detached rentals are located in outer Tokyo wards such as Nerima, Edogawa, and Katsushika, or in suburban cities along the Chuo, Keio, Odakyu, and Seibu lines. Daily commutes to central business districts often range from 45 to 60 minutes each way.
Limited supply reduces negotiation leverage and extends search timelines. Utility costs are higher due to larger floor plans and less efficient insulation in many older wood-frame structures. Neighborhood associations may expect participation in cleanups, seasonal events, and emergency drills, often conducted entirely in Japanese.
For many foreign residents, apartments remain the more practical option, especially for stays under three years. Apartments offer shorter commutes, predictable monthly expenses, and fewer maintenance obligations. The standardized rental process through management companies also reduces uncertainty and limits cultural expectations, which can be important for first-time residents adjusting to living in Japan.
Steps to Rent a House in Tokyo
The process of renting a house in Tokyo follows the same steps as apartment rentals, but each stage involves more thorough screening, additional documentation, and longer waiting periods. Landlords are cautious when renting out detached homes, so preparation and organization matter.
1. Start Your Search with the Right Platforms
Most rental houses are listed on general real estate platforms. The most reliable sources are:
- Suumo – Largest platform in Japan, filter by “一戸建て” (detached house)
- Tokyo Portfolio – Neighborhood guides and agent connections for foreign nationals
- Blackship Realty – Specializes in helping foreign renters
- Homes.co.jp – Strong regional coverage with frequent updates
- Real Estate Japan – National coverage with English listings
Most available houses never appear on English-language rental sites. If you need to rent quickly, it is advisable to work directly with a Japanese real estate agent. Agents have access to internal listing databases and private landlord networks that are not publicly advertised.
2. Work with a Real Estate Agent or Agency
Individual landlords who own detached houses apply personal screening criteria more freely than apartment management companies. Common concerns include language barriers for maintenance communication, unfamiliarity with Japanese housing customs, concerns about perceived flight risk if employment ends, and worries about integrating with the neighborhood association.
When contacting an agent, be transparent about being a foreign national from the beginning. Agents will ask about:
- Budget (monthly rent ceiling)
- Desired wards or rail lines
- Minimum number of rooms (2LDK, 3LDK, 4LDK)
- Commute requirements (station proximity, maximum travel time)
- Length of stay (landlords prefer 2+ years)
- Visa type and employment status
- Family composition (children, pets)
- Japanese language ability
If you plan to stay fewer than three years, say so upfront. Some landlords specifically avoid renting to short-term tenants.
Clarity helps agents determine which landlords may accept your application and saves time on properties that will reject you regardless of qualifications.
3. Schedule Viewings Quickly
House listings move slowly compared to apartments, but acceptable properties for foreigners remain limited. If you find a suitable house that accepts foreign applicants, view it immediately.
During viewings, evaluate:
- Room layout and flow for your family structure
- Natural light and window placement (critical for winter comfort)
- Insulation quality (check window quality, wall thickness in older wooden houses)
- Heating and cooling systems (number of AC units, floor heating, gas type)
- Neighborhood noise level at different times
- Actual walking time to station (not just listed distance)
- Overall maintenance condition (peeling paint, roof, foundation, water stains)
- Garden manageability (you’ll likely maintain it)
Ask these critical questions before applying:
- What type of gas does the property use? (City gas vs propane affects monthly costs by ¥2,000-4,000)
- Who is responsible for garden maintenance?
- Are there neighborhood association (chonaikai) obligations?
- What modifications are allowed?
- Has the property been vacant long? (May indicate pricing or condition issues)
Unlike apartments, houses vary widely in age, construction quality, and insulation. A house built in the 1980s will have significantly higher heating costs than one from the 2010s.
4. Prepare Documentation Before Applying
Landlords expect more proof of stability for house rentals. Have these documents ready before viewing:
- Residence card (在留カード) – both sides
- Passport – photo page and current visa stamp
- Certificate of employment (在職証明書) on company letterhead
- Income verification – recent payslips (3-6 months) or annual income statement
- Japanese bank account information (if available)
- Emergency contact in Japan
- Guarantor company details or enrollment proof
Foreign tenants almost always need a guarantor company since few have Japanese citizens willing to serve as personal guarantors. However, 30-40% of house landlords refuse corporate guarantor services entirely, demanding personal guarantors instead.
Enroll with a guarantor company before applying, as approval takes several days.
5. Submit Application and Wait for Screening
Screening for houses often takes 3 to 4 weeks, significantly longer than the 1-2 weeks typical for apartments. The landlord may request detailed explanation of your job duties and employer business, confirmation of employer stability, expected length of stay in Japan, reason for choosing this specific property, family situation details, and assessment of Japanese language ability through your agent or phone interview.
The agent will communicate on your behalf, but your responses must be consistent and professional. Landlords screen more carefully for houses because they view tenants as quasi-permanent residents who will integrate into the neighborhood.
Common rejection reasons include insufficient income (landlords typically want monthly income of 3-4x rent), short-term visa duration, job instability, family composition concerns, nationality bias (unfortunately legal and common), inability to communicate in Japanese, or use of guarantor company when landlord demands personal guarantor.
If rejected, ask why. Agents may share feedback that helps strengthen future applications. Some reasons are fixable (offer a larger deposit, extend the visa first, get an employer letter emphasizing stability), while others, like blanket refusal of foreigners, are non-negotiable.
6. Confirm Move-In Costs
Once approved, confirm the total move-in cost breakdown in writing before signing. If you are renting a house in Tokyo, expect:
- Security deposit (敷金) – 1-2 months rent, refundable minus damages
- Key money (礼金) – 1-2 months rent, non-refundable (not always charged but common)
- First month’s rent – Prorated if moving mid-month
- Guarantor company fee – 30-100% of first month’s rent
- Fire insurance – ¥15,000-20,000 annually
- Agent fee (仲介手数料) – 1 month’s rent plus tax
- Lock replacement – ¥15,000-30,000
Total move-in costs typically equal 5 to 8 months of rent for houses in Tokyo. For a ¥200,000/month house, expect ¥1,000,000-1,600,000 upfront.
Request an itemized cost estimate and verify each line item. Question fees that seem excessive or unclear. Key money is negotiable in some cases, especially if you commit to a longer lease term.
7. Sign the Contract and Receive Keys
Contract signing usually occurs at the agency office with a bilingual agent present if you’re working with a foreigner-friendly real estate agency.
The agent will provide a detailed explanation of all clauses, including standard lease terms, renewal conditions, early termination penalties, and maintenance responsibilities.
You’ll receive a walkthrough of maintenance responsibilities covering who handles what repairs, garden upkeep expectations, and seasonal tasks. The agent will explain the waste disposal schedule (varies by ward, critical to follow correctly), utility setup instructions, mailbox and building access procedures, and neighborhood expectations including chonaikai information.
Read the contract carefully even with an agent translating. Verify the contract term (typically 2 years with renewal conditions), whether the landlord can raise rent at renewal and under what conditions, early termination penalty (usually 1-2 months rent), what repairs are tenant versus landlord responsibility, what modifications you can make to the property, pet policies if applicable, subletting rules (almost always forbidden), and what condition you must return the property in at move-out.
Once payments are completed and verified (usually via bank transfer), you receive keys and move-in authorization. Move-in dates are typically the 1st or 15th of the month, though this is sometimes negotiable.
Conclusion
Renting a house in Tokyo is possible, but it requires realistic expectations and careful preparation. Detached houses are limited in supply, concentrated in outer wards, and carry higher upfront and ongoing costs. Approval screening is more rigorous than for apartments, and foreign applicants in particular face higher rejection rates. Neighborhood expectations and maintenance responsibilities also differ substantially from apartment living.
However, for families who need space, remote workers who benefit from separate rooms, and residents planning to stay in Japan for several years, a house can offer comfort, stability, and privacy that apartments cannot match. The key is to approach the process with clear priorities, accurate cost planning, and a willingness to work closely with an agent who understands both landlord expectations and the challenges foreign residents face.
If you prepare documents early, communicate your situation clearly, and target realistic areas and price ranges, securing a rental house in Tokyo is achievable. The process requires patience, but for the right household, the benefits are meaningful and long-lasting.
Tokyo Portfolio connects foreign residents with rental houses that match their space requirements, budget, and long-term plans. We help screen properties, coordinate viewings, and communicate with landlords. Contact us to get started.
