Finding an apartment in Tokyo isn’t easy, especially if you’re a foreigner (gaijin). Even with a job and stable income, many landlords and local agencies will turn you away. In fact, many rental listings still exclude non-Japanese, and about 40% of foreign residents say they’ve been refused at least once for that reason.
Renting in Tokyo is unlike most countries: you’ll come across fees like key money (a non-refundable gift to the landlord), strict guarantor rules, small living spaces, and upfront costs that can add up to six months’ rent.
In this guide, we’ll show you where to find foreigner-friendly listings, what documents to prepare, how screening works (including guarantor companies), and how to cut avoidable fees when renting an apartment in Tokyo.
Let’s get started…
Cost to Rent an Apartment in Tokyo
Renting in Tokyo usually costs more upfront than most foreigners expect. The initial payments can add up to 4–6 months of rent before you move in.
Here’s a typical breakdown:
- First month’s rent – paid upfront.
- Deposit (shikikin) – usually 1–2 months’ rent, refundable if there’s no damage.
- Key money (reikin) – 1–2 months’ rent, a non-refundable “gift” to the landlord.
- Agency fee – up to 1 month’s rent plus tax, paid to the real estate agent.
- Guarantor company fee – 50–100% of 1 month’s rent, often required for foreigners.
- Property insurance – ¥15,000–¥25,000 for two years of mandatory fire and liability coverage.
- Lock exchange fee – ¥10,000–¥20,000 to change the locks from the previous tenant.
- Cleaning fee – ¥20,000–¥40,000 for “professional” cleaning before move-in.
- Maintenance fees – added monthly, typically ¥5,000–¥15,000 for building upkeep.
For example, on a ¥100,000/month apartment (roughly a 1R studio in central Tokyo or a 1LDK in some outer wards), you might need ¥400,000–¥600,000 ($2,700–$4,000+) upfront. Some foreigner-friendly agencies or apartments waive key money or reduce fees, but these are less common.
Beyond the initial payments, there are also recurring or one-time charges that catch many foreigners off-guard:
- Lease renewal fee – often equal to 1 month’s rent every 2 years.
- Furnishings & appliances – many apartments come bare, without a refrigerator, washing machine, or even air conditioning.
- Utilities setup – electricity, gas, water, and internet all require deposits or setup fees when you move in.
- Professional cleaning on move-out – deducted from your deposit.
- Emergency support fees – some contracts add ¥1,000–¥2,000/month for “24-hour support” services.
When budgeting, don’t just look at rent. The true cost of living in Tokyo depends heavily on the neighborhood and apartment type, and can run much higher than the advertised monthly rent.
Apartment Sizes in Tokyo
Apartments in Tokyo are designed to maximize space efficiency, often including lofts, compact kitchens, and combined bath/toilet units. You might find them smaller than what many foreigners expect.
When you are renting in Tokyo, it’s common to find the following apartment types:
- 1R / 1K (20–25 m²)
- A single room studio or one-room apartment with a small kitchen area.
- Popular with singles or students.
- Usually found in central wards like Shibuya, Shinjuku, or Minato.
- Affordable but compact. Sometimes the entire living, sleeping, and kitchen area fits in 20 m².
- 1DK / 1LDK (30–45 m²)
- One-bedroom apartments with a separate dining/kitchen (DK) or living/dining/kitchen (LDK) area.
- Ideal for couples or singles wanting more space.
- Common in outer wards like Setagaya, Nerima, or along subway lines slightly outside central Tokyo.
- Slightly more expensive, but the extra space makes daily life more comfortable.
- 2LDK / 3LDK (50–70 m²+)
- Two or three bedrooms with living/dining/kitchen areas.
- Rare in central Tokyo under ¥200,000/month, more common in suburban areas.
- Best for families or long-term stays, though upfront costs and rent will be significantly higher.
The cost and size of an apartment depends on the neighborhood and area you choose. In central wards, a ¥100,000/month budget usually gets you a 1R or small 1K, while the same budget in outer wards might stretch to a 1LDK or even a newer building with more amenities.
The length of your stay also affects what type of apartment you should consider. For short-term stays (a few months), options like guest houses, serviced apartments, or share houses are often easier. They usually offer flexible leases, lower upfront costs, and fewer requirements for guarantors.
For long-term stays (a year or more), standard rental apartments are more common. These usually require the full upfront fees (deposit, key money, agency fee, guarantor), and leases are typically for one or two years with renewal fees. Longer stays may justify spending a bit more on space or a better location, since the upfront investment is spread out over time.
When renting an apartment, think about your lifestyle and the duration of your stay. If you work from home or cook often, a larger apartment may be worth the extra cost. If your stay is short or you live alone, a 1R/1K is usually sufficient.
Where to Live in Tokyo
Choosing the right neighborhood in Tokyo is as important as finding the right apartment. Your decision will affect your commute, lifestyle, and how much space you get for your money.
Central Wards (Chiyoda, Chuo, Minato, Shibuya, Shinjuku, Taito)
These areas are convenient, vibrant, and close to work hubs, shopping, and nightlife. Expect smaller apartments at higher prices, often 1R or 1K studios around ¥90,000–¥150,000/month.
Popular among singles and young professionals, central wards are ideal if you want to be in the heart of the action, but space is limited and rents are high.
Outer Wards (Setagaya, Nerima, Suginami, Ota, Meguro)
Outer wards offer more spacious apartments and slightly lower rents, often in 1LDK or 2LDK layouts. These neighborhoods are quieter and more residential, making them suitable for couples, families, or anyone valuing more space.
Commutes to central Tokyo are longer but manageable thanks to Japan’s efficient train network.
Suburbs and Neighboring Cities (Chiba, Saitama, Kawasaki, Yokohama)
For those on a tighter budget or needing larger apartments, suburbs provide significantly more space for the same price. You can find 2LDK or even 3LDK apartments for ¥100,000–¥150,000/month. Daily life is calmer, and while commutes are longer, the trade-off for space and affordability is often worth it.
Neighborhoods Popular with Foreigners
Some areas are especially welcoming to foreigners, with English-speaking services, international communities, and easier access to foreigner-friendly agencies. Examples include:
- Roppongi, Azabu, Hiroo – central, upscale, with international communities.
- Kichijoji, Shimokitazawa, Nakameguro – trendy, with a mix of cafes, shops, and parks.
- Ikebukuro, Omiya – convenient transport hubs with affordable apartments.
When choosing a neighborhood in Tokyo, several factors can make a big difference in daily life. Commute time is one of the most important as being close to your workplace can save hours each week, and even a 30–45 minute train ride can feel long if it’s part of a daily routine.
Amenities also matter: some wards are full of supermarkets, gyms, parks, and convenience stores, while others may have fewer options nearby.
Finally, consider the overall vibe of the area. Central neighborhoods can be bustling with nightlife, shops, and crowds, while outer wards and suburbs tend to be quieter and more residential. Balancing these factors will help you find a neighborhood that suits both your needs and your comfort.
Where to Find Foreigner-Friendly Apartments
Finding an apartment as a foreigner in Tokyo can be tricky, but you can find several resources and a few real estate agencies that focus specifically on listings that accept gaijin tenants.
The best starting point is TokyoPortfolio.com, especially the rent section.
Built by expats for expats, we highlights foreigner-friendly apartments with clear details on monthly rent, upfront fees, apartment type, and landlord requirements. Unlike general real estate websites, our listings filters out properties unlikely to accept foreign tenants, saving you time and stress.
Other options include GaijinPot, Suumo’s English listings, and specialized local agencies. These platforms can be helpful, but TokyoPortfolio stands out because it combines accurate listings with practical advice for expats, covering contracts, guarantor requirements, and neighborhood insights.
Once you find an apartment that catches your eye, contact the agent to initiate the rental process. This step is vital in understanding the requirements for renting, including necessary documents, potential guarantor needs, and any specific rules or restrictions the landlord might have.
Required Documents and Application Process
Organizing your documents in advance and knowing the timeline will help you move quickly and avoid losing your preferred apartment.
Below is a list of all the required documents you might need to rent an apartment in Tokyo:
- Residence card (Zairyu card) – proof of legal residence in Japan.
- Passport with current visa – showing your status and remaining time in Japan.
- Driver’s license (if available) – additional ID some agencies prefer.
- Resident registration certificate (Juminhyo) – recent copy from your local ward office (within 3 months).
- Seal certificate (Inkan Shomeisho) – if you have a personal seal (not always required for foreigners).
- Proof of income/employment: employment certificate (Zaishoku Shomeisho), pay slips (Kyuyo Meisai), tax withholding slip (Gensen Choshuhyo), or tax payment certificate (Nozei Shomeisho).
- Bank statements – for new arrivals or self-employed renters, to show sufficient savings.
- Japanese mobile phone number – for communication with agencies and landlords.
- Emergency contact in Japan – preferably someone who speaks Japanese.
Application Process Timeline:
- Initial inquiry: Contact the agency; some will pre-screen over the phone.
- Property viewing: Usually within 1–7 days; agencies may require ID to schedule viewings.
- Application submission: Same day or next day; speed is important in Tokyo’s fast-moving market.
- Screening: Landlord and/or guarantor company reviews your documents, employment, and visa status (2–7 days).
- Approval & contract: You’ll receive the lease and explanation of terms; review carefully before signing (1–3 days).
- Payment & move-in: Transfer all upfront costs and schedule your move-in date (2–7 days).
The application process is fast-paced, and timing is critical. Once you’ve viewed an apartment you like, it’s best to submit your documents immediately. Make sure everything is complete, legible, and up-to-date.
Many foreigners find working with expat-friendly agencies helpful, as these services understand what landlords expect from non-Japanese applicants.
Conclusion
Renting an apartment in Tokyo is a unique process that involves several critical steps. From choosing the right location, budgeting appropriately, and understanding the intricacies of Japanese apartments, each stage plays a vital role in finding your ideal home.
With careful planning and a clear understanding of the process, you can navigate the Tokyo rental market successfully and find a place that meets your needs and enhances your experience of living in one of the world’s most exciting cities.
Need personalized help with your search? Contact our team for expert guidance tailored to your specific needs, budget, and timeline. We’ll help you navigate the process and avoid the common pitfalls that trip up most foreigners.
