This information is for general orientation only and does not constitute legal, tax or medical advice. Always verify with the official sources cited.
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)
| City | 1K / room (monthly rent) | Notes |
|---|---|---|
| Tokyo (23 wards) | ¥70,000–¥150,000+ | Central Tokyo and Minato are pricier; outside the Yamanote line is cheaper |
| Yokohama / Chiba | ¥55,000–¥100,000 | Tokyo commuters |
| Osaka / Kyoto | ¥45,000–¥90,000 | Kansai — good value for money |
| Nagoya | ¥40,000–¥75,000 | |
| Fukuoka / Sapporo | ¥35,000–¥65,000 | Lower cost of living |
Last updated: May 2026 — market estimates; verify listings on Suumo
Upfront costs (often 4–6 months’ rent)
| Item (Japanese) | Typical amount | Refundable? |
|---|---|---|
| 敷金 shikikin (deposit) | 1–2 months | Yes, at move-out (minus repairs) |
| 礼金 reikin (key money) | 0–2 months | No — declining in some areas |
| 仲介手数料 (agency fee) | about 1 month + 10% tax | No |
| 保証会社 (guarantor company) | 50–100% of 1 month/year | Partially |
| 火災保険 kaji hoken | ¥10,000–¥20,000 / 2 years | No |
| First rent + kanrihi | 1 month + building management fee | — |
Contract: what to check
- Term — Often 2 years with renewal; kaiyaku (termination) clause and notice period (1–2 months).
- Rent and kanrihi — Base rent + building management fee listed separately.
- Contract renewal (更新料) — Some contracts charge 1 month every 2 years.
- Repairs — Who pays for tatami, walls, normal wear and tear.
- Subletting prohibited without written landlord consent.
- 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
- Before arrival: Book a hotel/hostel/Airbnb for 1–2 weeks.
- University dormitory: apply with your admission letter (indicative rates ¥20,000–¥50,000/month).
- Temporary share house — Short contracts while you search for an apartment.
- After signing: activate electricity, gas, water, internet (often requires meter reading + ID).
Scams and common mistakes
- Visit the apartment in person.
- Read the entire contract (退居時の原状回復).
- Pay by bank transfer to an account in the landlord’s/agency’s name.
- Keep receipts and photos of the initial condition.
Last updated: May 2026 — CAA
Next step: budget and transport — see the Daily Life guide.
Sources
“Key money” is a gift to the landlord - ask for a share house contract without Reichin if possible.
Quick reference
Share house for foreigners (Oakhouse, Borderless) simplify guarantor. Limited but ideal first year university dorm. Traditional market requires Japanese and guarantor company fee.
Student housing
Dorm and share house
Dorm campus cheap but time rules. International share house: private room, shared kitchen, English support.
Traditional apartment
Guarantor company (Japanese) costs monthly. Without JLPT N2 difficult to deal with local agency.
- Suumo
- Guarantor
- Reikin
Lease and rent
Initial costs
Areas and neighborhoods
Student areas
Utilities and what rent includes
Share house often all included. Apartment: separate electric gas, konbini for bills. AC consumes — summer expensive.
Deep dive (optional)
Go deeper
Operational detail and official links—amounts and deadlines change; always confirm on the competent portal before filing or paying.
Upfront costs (summary)
| Item | Note |
|---|---|
| Security deposit (shikikin) | Often 1–2 months’ rent, refundable minus damage |
| Key money (reikin) | Non-refundable “gratitude” payment in many leases—check if landlords still ask for it in your area |
| Management fee (kanrihi) | Building upkeep separate from rent |
| Agent commission | Regulated brokerage fees—get a written quote |
Guarantors & insurance
Rental guarantor companies
Common for international renters when a personal guarantor is unavailable.
Fire insurance
Kaji hoken is often mandatory in the lease.
Utilities & internet
Power, gas, water
Separate contracts; start service after move-in with meter details from your landlord.
Fibre / Hikari
Installation lead times vary; check building MDU rules.
Ending a lease
Notice periods (kaiyaku) and move-out inspections—keep your contract and registered-mail proof.
This block complements the guide with institutional entry points—not legal or tax advice.