Whether you're coming to Japan for your first tech job or moving here from abroad with a new visa, one of the first things you'll need to figure out is where to live.
This guide breaks down:
🇯🇵 How Japan's housing system differs from your home country
🏠 Rental types (monthly, UR, JKK, share house, etc.)
💸 What to expect in upfront costs
📍 How to choose the right neighborhood in Tokyo
📌 Who This Guide Is For
- If you're about to move to Japan and feel overwhelmed by housing options
- If you've heard terms like "UR" or "礼金" but don't really get what they mean
- If you're not sure which neighborhoods in Tokyo fit your lifestyle or budget
🇯🇵 Japanese Rental System: Unique Aspects You Should Know
| Feature | What to Expect in Japan |
|---|
| Reikin (礼金) | A non-refundable "gift" to the landlord, typically 1 month's rent. Still common, but many listings now waive this. |
| Guarantor | Usually required unless using a guarantor company (保証会社). Some options like UR or share houses don't require this. |
| Agent Fee (仲介手数料) | Typically 1 month's rent + tax. Paid to the real estate agency. |
| Lease Renewal Fee | Standard contracts last 2 years. Renewals usually cost 1 month's rent. |
| Lock Change Fee | Commonly charged when you move in (¥10,000–¥20,000). |
| Viewing Properties | You usually cannot visit a property while someone is still living there. |
| Contract Length | Most leases are 2 years. Early termination may incur penalties. |
| Heating | Most apartments use wall-mounted A/Cs for both heating and cooling. |
| Windows | Many apartments have single-pane windows, which offer poor insulation. |
| Furnished | Most places are completely unfurnished—no fridge, washing machine, or even ceiling lights. |
| Lighting | You may need to buy and install overhead lights yourself. |
| Trash | Strict rules apply by ward—trash must be sorted and taken out on assigned days. |
| Utilities | Tenants must apply for water, electricity, internet, and gas. |
🏠 Comparison Table: Rental Types
| Category | Regular Rent | UR Housing | JKK Housing | Share House | Monthly Mansion |
|---|
| Contract Length | 2 years | 2 years | 2 years | 1 month~ | 1 month~ |
| Initial Cost | Very High | Medium | Medium | Very Low | Low |
| Furniture | Not included | Not included | Not included | Usually included | Included |
| Internet | Separate | Separate | Separate | Often included | Often included |
| Renewal Fee | Common | None | None | None | None |
| Foreigner Friendly | Low | Medium | Low | Very High | Very High |
| Guarantor Needed | Yes | Often not needed | Yes | No | No |
| Move-in Time | 1–2 weeks | 2–4 weeks | Few weeks~months | Same day–few days | Same day–few days |
| Rent Level | Wide range | Market rate | Slightly cheaper | Cheap | High |
| Process | Complex | Moderate | Complex | Simple | Simple |
| Short Stay OK? | ❌ | ❌ | ❌ | ✅ | ✅ |
🏠 Why UR Is Foreigner-Friendly
- Operated by the Japanese government, making it more transparent and stable
- No key money, agent fees, renewal fee, or lock change cost
- Many listings don't require guarantors
- No penalty for early termination (only 2 weeks' notice required)
Note: It's hard to move into UR housing immediately after arriving. Use an agent if possible.
| Requirement | Condition |
|---|
| Age | 20+ |
| Residency | Mid- to long-term visa |
| ID | Residence card & passport |
| Address | Can register residence (住民票) |
| Proof of Income | Required (via savings or job offer) |
| Guarantor | Not needed |
| Initial Fees | 2 months rent as deposit + 1st month rent |
📝 Example: Initial Cost Simulation (¥80,000 Rent)
| Item | Cost (JPY) | Note |
|---|
| First Month Rent | ¥80,000 | |
| Deposit (敷金) | ¥80,000 | Often 1 month |
| Key Money (礼金) | ¥80,000 | Non-refundable |
| Agent Fee | ¥88,000 | Rent + 10% tax |
| Guarantor Fee | ¥40,000 | Usually 50% of rent |
| Lock Change | ¥16,500 | |
| Fire Insurance | ¥20,000 | 1–2 years |
| Cleaning Fee | ¥33,000 | Often paid upfront |
| Admin Fee | ¥5,500 | Document handling |
| Total | ¥443,000 | Approx. ¥440K |
💡 Tips to Reduce Initial Costs
- Filter for "礼金なし" or "敷金礼金 0"
- Look for zero agent fee campaigns
- "Free rent" (フリーレント) listings: 1st month rent-free
- Try negotiating listed fees
- Choose UR or share houses to keep costs low
📍 How to Choose the Right Tokyo Area
- Use Google Maps to simulate commute times
- Consider remote vs. office commute priorities
- Set budget and layout filters first, then narrow by area
- Use YouTube and expat communities to feel the vibe
🎯 Best Areas for First-Time Residents
💎 Premium Central Areas
| Area | Why It's Good | Typical Rent (1LDK–2LDK) |
|---|
| Minato-ku / Chiyoda-ku / Chuo-ku | Central 3 wards, great access, upscale living | ¥160,000–¥300,000+ |
| Nihonbashi / Shinagawa / Kachidoki | Well-connected, some reasonably priced gems | ¥120,000–¥220,000 |
| Nakameguro / Toritsu-daigaku / Meguro | Trendy, relaxed atmosphere with good access | ¥120,000–¥200,000 |
🧘♀️ Comfortable Suburban Areas
| Area | Why It's Good | Typical Rent (1LDK–2LDK) |
|---|
| Setagaya-ku / Suginami-ku | Green, residential, laid-back | ¥100,000–¥160,000 |
| Nakano / Koenji | Creative, youthful atmosphere | ¥80,000–¥130,000 |
💸 Budget-Friendly Choices
| Area | Why It's Good | Typical Rent (1R–1LDK) |
|---|
| Edogawa-ku (Nishi-Kasai, Kasai) | Affordable, expat-friendly | ¥60,000–¥90,000 |
| Katsushika-ku (Kameari, Kanamachi) | Cheap rent, access via JR Joban line | ¥50,000–¥80,000 |
| Kawasaki / Ota-ku (Kamata) | Lower prices but excellent access | ¥60,000–¥100,000 |
| Chiba / Saitama / Yokohama | Great if you work remotely | ¥55,000–¥90,000 |
