Housing & Rent in Japan

Housing roadmap

Search → Viewing → Contract + guarantor → Utilities → Municipal registration (14 days)

Student checklist — housing

• Before arrival: hotel/share house for 1–2 weeks; apply for a university dormitory with your admission letter.
• Initial budget: prepare 4–6 months’ rent (shikikin, reikin, agency, guarantor) on top of the first month’s rent.
• Before signing: in-person viewing, written contract, agency takken licence, who pays repairs at move-out.
• After signing: activate electricity/gas/water/internet; register your address at the ward office within 14 days.
• Documents: valid Zairyu card, juminhyo, My Number (or notification), passport.

University dormitory (学生寮)

• Cost: often ¥20,000–¥50,000/month (cheaper than the private market in Tokyo).
• Places: limited; priority for out-of-area students and scholarship holders — deadlines on the university call.
• Rules: curfews, visitors, shared kitchen — follow the internal regulations.

Where to search

• Suumo / Homes — Main portals (often in Japanese).
• Real estate agents with foreigner-friendly service (Tokyo, Osaka).
• UR Housing — Public housing (waiting lists, income requirements).
• Leopalace21 — Furnished apartments for expats (higher rent, fewer guarantor hurdles).
• Share house — Borderless, Oakhouse, Social Apartment (English, simplified contracts).
• University dormitory — Apply through the international office (limited places).

Types of housing

• アパート (apāto) — Low-rise building, often cheaper.
• マンション (manshon) — Modern condominium, earthquake-resistant structure.
• シェアハウス — Private room + shared areas.
• 1K / 1DK / 1LDK — Typical studio layouts for single students.

Indicative rents by city (2026)

Last updated: May 2026 — market estimates; verify listings on Suumo

Upfront costs (often 4–6 months’ rent)

Contract: what to check

1. Term — Often 2 years with renewal; kaiyaku (termination) clause and notice period (1–2 months).
2. Rent and kanrihi — Base rent + building management fee listed separately.
3. Contract renewal (更新料) — Some contracts charge 1 month every 2 years.
4. Repairs — Who pays for tatami, walls, normal wear and tear.
5. Subletting prohibited without written landlord consent.
6. Language — Ask for translation or help from the university international office.

Requirements for foreigners

• Valid residence card (student status).
• Guarantor (hoshōnin) who is Japanese or a guarantor company (often mandatory).
• Income or sponsor ≥ 2–3× total rent (market rule).
• My Number and juminhyo after municipal registration.
• Inkan (personal seal) — Some banks/contracts require it; signature is increasingly accepted for foreigners.

University housing and the first week

Scams and common mistakes

1. Visit the apartment in person.
2. Read the entire contract (退居時の原状回復).
3. Pay by bank transfer to an account in the landlord’s/agency’s name.
4. Keep receipts and photos of the initial condition.

Last updated: May 2026 — CAA

Next step: budget and transport — see the Daily Life guide.