Snag Your Japan Pad: House Hunting Hacks for Singles & Students
House hunting in Japan as a foreigner can be challenging. Around 40% of foreigners report difficulties. But don't worry—there are foreigner-friendly real estate agents and landlords (property owners). Finding one early can make all the difference.
Here’s a breakdown of common challenges and how to overcome them:
1. Rejection When Renting
Yes, foreigners can rent in Japan. So why do rejections happen? Here are two common reasons:
a. Financial Concerns
Landlords and real estate agents are primarily concerned about stable rent payments—and that applies to both foreigners and Japanese nationals. A history of late payments or insufficient income may be a red flag.
What you can do:
Provide proof of income or financial stability.
Before your first day of work: show your offer letter or employment contract
After your start date: request an employment verification letter with compensation details from HR
Include a bank statement showing sufficient funds, if available
As a general rule: if rent exceeds 30–35% of your monthly income, you may be rejected
If you’re a student, be prepared to submit your parents’ financial statement
Because landlords want assurance, they typically ask for a guarantor—someone responsible if you fail to pay rent. If you don’t have one, you can use a guarantor company (for a fee).
b. Cultural Differences
Some landlords may worry about misunderstandings regarding Japanese living rules (e.g., noise, trash sorting, rent deadlines), or communication barriers.
Real story:
We once hired a foreign employee who had rented an apartment. During his background check, we found he had received subpoenas from his landlord. He had left Japan suddenly due to a family emergency and failed to pay rent. His bank account wasn’t set for auto-withdrawal, and his guarantor (a friend) didn’t respond. After two months of no contact, the landlord took legal action.
He eventually paid the rent, but the issue damaged his credibility. The real problem wasn’t just the unpaid rent—it was the lack of communication.
What you can do:
Choose a foreigner-friendly real estate agent or landlord
Keep your contact info updated
Consider using a guarantor company
If you’re a student or employee, keep in touch with your school or HR department in case of emergencies
Foreigner-Friendly Real Estate Platforms
2. Tips for Selecting a Place
Location: Closer to a train station = higher rent. Choose a reasonable distance from school or work. Also check for nearby amenities (supermarket, clinic, convenience store). Avoid areas near rivers (flood risk) or the sea (tsunami risk).
Budget: Avoid taking on more rent than you can comfortably afford.
Building age: Buildings constructed after 1983 meet updated earthquake-resistant standards.
Pet policy: If you have pets, check whether they’re allowed and what types.
Real story: Check the Reason Why the Room Is Available
One of my friends rented an apartment and made all the required payments—only to discover that the snoring from the neighbor next door was unbearably loud. It turned into a nightmare.
He spoke with the real estate agent and even tried talking directly to the neighbor, but the situation didn’t improve. In the end, he had no choice but to move out.
Lesson learned: Always ask why the previous tenant left. There might be noise issues, difficult neighbors, or building problems that aren’t obvious during your visit.
3. Rent Price Samples (Monthly) - 1LDK (1 room + Living + Dining + Kitchen)
Tokyo: ¥80,000 – ¥150,000
Osaka/Fukuoka: ¥50,000 – ¥110,000
Countryside: ¥30,000 – ¥70,000
Common Apartment Types in Japan
1R: One room with small kitchen & bathroom
1K: One room with separate kitchen
1DK: One room with dining/kitchen
1LDK: One room with living/dining/kitchen
2LDK: Two rooms + living/dining/kitchen
Note: 2LDK/3LDK or more are for families
4. Rental Contract & Initial Costs
a. Required Documents
Residence card
Japanese phone number & bank account
Proof of income or enrollment (employment certificate or student ID)
Guarantor information or guarantor company registration
b. Initial Costs
Deposit (敷金): Usually 1 month’s rent. Used for repairs; refundable if not used.
Tip: Take photos of scratches or damage when you move in and send them to the agent.Key Money (礼金): Non-refundable “thank you” payment to the landlord. Usually 0–1 month’s rent. Some properties do not require this.
Agency Fee (仲介手数料): Paid to the real estate agent. Usually 1 month’s rent.
Guarantor Company Fee: 50–100% of 1 month’s rent (one-time payment)
Furnishing Your Apartment
Most apartments in Japan are unfurnished. At the very least, you’ll need to prepare or purchase essentials such as:
· Bed, sheets, blanket, pillow
· Washing machine (or find a nearby coin laundry)
· Small refrigerator
· Microwave
· Desk and chair
· Towels, laundry basket, basic cookware, etc.
Recommended Stores for Furniture & Electronics:
· Nitori – Affordable furniture and home goods
· IKEA Japan – Stylish, ready-to-assemble furniture
· Kojima – Electronics and appliances
Internet & Utilities
· Internet: Around ¥4,000/month (fiber-optic available in most urban areas)
· Utilities (Water, Gas, Electricity – no initial cost, it will be monthly payment ) Your real estate agent should provide contact info for setting up each service. It’s usually done after you sign the lease and receive your keys.
Wrap-Up
House hunting in Japan isn’t always easy—but it’s absolutely doable.
With the right preparation, documents, and a little support, you can find a great place and start your new life in Japan with confidence and peace of mind.