L I V I N G
Jak si pronajmout byt v Tokiu jako cizinec — Náklady, dokumenty a postup krok za krokem
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The Reality of Apartment Hunting as a Foreigner
Finding a rental in Tokyo as a foreigner is doable, but the process has friction you won’t encounter in most other countries.
A 2016 Ministry of Justice survey found that 39.3% of foreigners who searched for housing were rejected because of their nationality. That sounds grim, but the picture is more nuanced. According to the Japan Property Management Association (JPM), 92% of real estate agents and property managers now accept foreign tenants. Actual trouble cases account for just 1.5%.
The gap between “willing to accept” and “actually accepting” often comes down to language and paperwork anxiety. Many landlords aren’t hostile — they’re worried about communication problems and unfamiliar procedures.
The government has been pushing to close this gap. MLIT (Ministry of Land, Infrastructure, Transport and Tourism) published multilingual guidelines in 14 languages, including standardized lease contracts and a “point-and-speak” phrasebook for real estate offices. In October 2025, the amended Housing Safety Net Act took effect, strengthening support systems for foreigners and other “persons requiring special housing consideration.”
There are hurdles, but following the right steps makes a real difference.
The Full Timeline
Here’s how the process typically unfolds:
1. Choose your area (1-3 days) Narrow down by commute and budget. Central Tokyo (23 wards) or the western suburbs (Tama area)?
2. Search for listings (3-7 days) Browse listing sites, shortlist properties, contact real estate agencies.
3. View apartments (1-3 days) Visit in person. Aim for 3-4 viewings per day.
4. Apply and wait for screening (3-7 days) Submit documents. The guarantor company and landlord review your application.
5. Sign and move in (1-3 days) Receive the mandatory explanation of important matters, sign the lease, get your keys.
Total: 2 weeks minimum, 4 weeks with buffer.
Peak Moving Season
Tokyo’s rental market has a sharp seasonal rhythm. January through March is the busiest period — Japan’s fiscal and academic year starts in April, so university admissions, new hires, and corporate transfers all trigger a wave of moves at the same time. Good apartments disappear fast during these months. You view a place on Saturday, and by Monday morning someone else has already signed the lease.
April through August is calmer. Fewer new listings, but also fewer competitors — you can take your time. September and October see a smaller spike from mid-year corporate transfers.
If you have flexibility on timing, avoiding the January-March rush gives you more breathing room and potentially more negotiating power on rent and fees.
Choosing an Area — The Most Important Decision
Where you live determines your rent, commute, and daily quality of life. Tokyo is split into two main zones:
The 23 Special Wards (23区) — Central Tokyo. Great transit access, but rent is higher. Studio apartments (1R/1K) range from ¥55,000 to ¥170,000/month depending on the ward — nearly a 3x difference. Several wards have established foreign communities and multilingual city services. → See What Are Tokyo’s 23 Wards? for a breakdown by area
The Tama Area (多摩地域) — Western Tokyo’s 26 cities. Lower rent and more space for the same budget. Studios run ¥40,000-¥75,000/month. Commute to central Tokyo takes 15-50 minutes by train. More parks, more greenery, popular with families. → See What Are Tokyo’s Cities? for a route-by-route breakdown
How to decide:
If your workplace is set, use a route search app (Google Maps or the Yahoo! Transit app) to check door-to-door commute times. “Inside the 23 wards” doesn’t automatically mean convenient — Kichijoji (Musashino City, outside the 23 wards) is 15 minutes from Shinjuku, while parts of Nerima Ward (inside the 23 wards) take over 50 minutes to reach central Tokyo.
A safe budget rule: keep rent under one-third of your take-home pay. If you earn ¥250,000/month after tax, aim for around ¥80,000 in rent. At that budget, eastern wards like Katsushika or Adachi, or the Chuo Line corridor in Tama, become realistic options.
Upfront Costs — Budget 4-5 Months’ Rent
The biggest surprise for newcomers: you pay a lot before you ever sleep in the apartment. Here’s a breakdown for a ¥80,000/month property:
| Item | Japanese term | Amount | What it is |
|---|---|---|---|
| Deposit | 敷金 (shikikin) | ¥0-160,000 | Partially refunded at move-out, minus repair costs. 63.3% of units under ¥100,000/month now have zero deposit |
| Key money | 礼金 (reikin) | ¥0-80,000 | A “gift” to the landlord. Non-refundable. Zero-reikin listings are increasing |
| Agency fee | 仲介手数料 (chukai tesuryo) | ¥88,000 | Legal cap: 1 month’s rent + tax |
| Advance rent | 前家賃 (mae yachin) | ¥80,000-160,000 | Prorated first month + next full month, paid upfront |
| Guarantor company fee | 保証会社費用 (hosho gaisha hiyou) | ¥40,000-80,000 | 50-100% of monthly rent. Annual renewal applies |
| Fire insurance | 火災保険 (kasai hoken) | ¥15,000-20,000 | Typically a 2-year policy |
| Lock replacement | 鍵交換 (kagi koukan) | ¥10,000-30,000 | Changing the lock from the previous tenant |
Total: roughly ¥350,000-450,000 for an ¥80,000/month apartment.
Choosing a zero-deposit, zero-key-money property can bring this under ¥250,000. One caveat: zero-deposit units sometimes charge a flat cleaning fee at move-out instead. Ask about move-out costs before signing.
Documents You’ll Need
These cover most applications. Exact requirements vary by property.
- Residence card (在留カード / zairyu card) — Your primary ID as a foreign resident. Shows visa status and expiration date. A copy is required
- Passport — Used alongside your residence card for identity verification
- Proof of income (収入証明 / shunyu shomei) — 3 months of pay slips, or a tax certificate (課税証明書 / kazei shomeisho). Screening typically checks that your annual income is at least 36x the monthly rent
- Certificate of employment (在籍証明書 / zaiseki shomeisho) — Issued by your employer. Students provide an enrollment certificate instead
- Emergency contact in Japan (緊急連絡先 / kinkyuu renrakusaki) — Name, phone number, and relationship. A friend or coworker is fine
A personal seal (印鑑 / inkan) is sometimes requested, but many agencies now accept signatures from foreign tenants. Check with the agency in advance. Once you’ve moved in, setting up a phone number and bank account is the next priority.
Solving the Guarantor Problem
Traditional Japanese leases require a 連帯保証人 (rentai hoshounin) — a personal guarantor who’s legally liable if you miss rent. For foreigners without deep ties in Japan, this was a dealbreaker.
Not anymore. Guarantor companies (保証会社 / hosho gaisha) have become the standard. Around 80% of rental properties now use a guarantor company instead of requiring a personal guarantor.
How it works:
- Initial fee: 50-100% of one month’s rent (¥40,000-80,000 for an ¥80,000 apartment)
- Annual renewal: around ¥10,000/year, or 10-30% of monthly rent
- They screen your visa status, income, and employment
A growing number of guarantor companies cater specifically to foreign tenants with multilingual support. Searching “外国人 保証会社” (gaikokujin hosho gaisha — foreigner guarantor company) turns up several options, and the JPM foreign resident support page compiles related resources.
That said, you usually don’t need to find a guarantor company yourself. The real estate agency will recommend one that works with the property you’ve chosen. Just ask: “Can you use a guarantor company with experience accepting foreign tenants?” (外国人の入居実績がある保証会社を使えますか？/ Gaikokujin no nyuukyo jisseki ga aru hosho gaisha wo tsukaemasu ka?)
Where to Search — Listing Sites and Agencies
Two main routes for finding apartments.
Japanese listing sites (largest selection)
This is how Japanese people find apartments: search on a portal site, contact the agency handling a listing they like, visit the office, and go see the unit. It’s the standard process, and the number of properties on these sites dwarfs what’s available through foreigner-focused services. If you can read Japanese — or use browser translation — this is where you’ll find the widest selection.
- SUUMO — Japan’s largest real estate portal
- LIFULL HOME’S — Second-largest, with a “foreigner-friendly” filter
English-language services
If Japanese is a barrier, these platforms list only foreigner-approved properties:
- GaijinPot Apartments — All listings confirmed as foreigner-friendly. Bilingual brokerage support
- wagaya Japan — English, Chinese, Vietnamese. Includes no-guarantor listings
- Real Estate Japan — English search for Tokyo rentals
What to say at the real estate office
When you visit an agency, here’s a useful exchange:
You: “I’m looking for a place near ○○ Station, under ¥80,000/month.” (○○駅の近くで、家賃8万円以下で探しています / ○○-eki no chikaku de, yachin hachi-man en ika de sagashite imasu)
Agent: “What layout do you want? 1K or 1LDK?” (間取りのご希望は？/ Madori no go-kibou wa?)
You: “1K is fine. Within 10 minutes’ walk from the station if possible.” (1Kで大丈夫です。駅から徒歩10分以内だと助かります / 1K de daijoubu desu. Eki kara toho jup-pun inai dato tasukarimasu)
Tip: Email or call ahead to confirm they handle foreign tenants. This avoids a wasted trip.
From Viewing to Signing
Viewing an apartment in person (内見 / naiken) is essential. Photos can be misleading.
What to check during a viewing:
- Sunlight and noise (open the windows)
- Water pressure and drainage smell in the bathroom
- Storage space (often smaller than expected)
- Distance to the nearest supermarket and convenience store
Found a place you like? Apply on the spot. During the January-March peak season, someone else can submit an application the same evening you viewed the apartment. “I’ll sleep on it” and the listing is closed by the next morning — this is a common pattern during peak months.
Decide your non-negotiables before any viewing: maximum rent, maximum walk from the station, must-have features. Having clear criteria lets you say yes or no immediately without second-guessing.
After applying, the guarantor company and landlord screen your application. With a valid visa and income of 36x the monthly rent, results typically come in 3-7 days.
Once approved, you’ll receive the 重要事項説明 (juuyou jikou setsumei) — a legally mandated explanation of the property’s terms by a licensed real estate agent. This is conducted in Japanese by default, but MLIT has prepared templates in 14 languages. Ask your agency in advance if they can provide materials in your language.
What to Do If You’re Rejected for Being Foreign
It happens. Here’s what you should know.
According to the Real Estate Transaction Promotion Center’s legal analysis, refusing a tenant solely based on nationality may constitute a tort (不法行為 / fuhou koui) under Japanese law, and courts have awarded damages in such cases. However, current law cannot force a landlord to sign a lease.
The practical approach:
Rather than fighting for a specific property, switch to services that pre-screen for foreigner-friendly landlords. Every listing on GaijinPot Apartments and Real Estate Japan has owner approval for foreign tenants.
Free public consultation services exist if you need help:
- FRESC (Foreign Residents Support Center) — Comore Yotsuya 13F, next to JR Yotsuya Station. Eight government agencies under one roof. Phone: 0570-011000
- Tokyo Multilingual Consultation Navi — Free calls in 14 languages. 0120-142-142 (weekdays 10:00-16:00)
UR Housing — No Guarantor, No Key Money
UR Urban Renaissance Agency operates public rental housing that removes several of the barriers foreigners face with private rentals:
- No guarantor required
- No key money (礼金)
- No agency fee (仲介手数料)
- No renewal fee (更新料)
For an ¥80,000/month unit, initial costs at UR come to roughly ¥200,000 (deposit + prorated rent + common area fees) — less than half what you’d pay for a private rental.
Who can apply:
- Mid-to-long-term residents with a valid residence card (work visa, student visa, etc.)
- Monthly income of at least 4x the rent (¥320,000/month for an ¥80,000 unit)
- Alternative: savings of 100x the monthly rent (¥8,000,000 for the same unit), or lump-sum rent prepayment
UR properties are fewer in number and more limited in location than private rentals, but they’re a strong option when the guarantor requirement or upfront costs are blocking you.
Když věci nejdou podle plánu
| Situace | Co dělat |
|---|---|
| Application rejected | Ask the agency why. Short visa validity is a common reason — reapply after renewal. A different guarantor company may approve you |
| Repeatedly rejected for being foreign | Switch to foreigner-specialized services (GaijinPot, Real Estate Japan). Consider UR housing |
| Can’t afford initial costs | Filter for zero-deposit, zero-key-money properties. Some agencies offer installment plans |
| Can’t read the lease contract | Call FRESC (0570-011000) or Tokyo Multilingual Navi (0120-142-142). Request 14-language contract templates from the agency |
| Can’t find anything you like | Revisit your priorities. Expanding from 10-minute to 15-minute walk from the station, relaxing the building age requirement, or adding the next station over can open up options |
Alternativní možnosti
If the standard rental process feels too heavy, other paths exist.
Share houses — No guarantor needed, and initial costs are just a few tens of thousands of yen. Rent often includes utilities and internet. They’re also a great way to start making friends in Tokyo. Oak House and Cross House are major operators. Many newcomers use a share house as their first base while getting settled.
Monthly apartments (マンスリーマンション / mansuri manshon) — Furnished units rented by the month. More expensive than a standard lease, but no guarantor required and immediate move-in. A practical stepping stone: live in one while you take time to find the right long-term apartment.
Company housing — If you’re joining a Japanese employer, ask HR about housing allowances (住宅手当 / juutaku teate) or company-provided housing (社宅 / shataku). This can eliminate the apartment search entirely.
Související články
- My First Solo Move in Tokyo — A first-hand account of apartment hunting, contract signing, and move-in day
- What Are Tokyo’s 23 Wards? — Rent ranges, childcare, commutes — how each ward differs. Essential for choosing your area
- What Are Tokyo’s Cities? — The 26 cities west of the 23 wards. Lower rent, more space, strong nature access
- Phone & Bank Account Catch-22 — Getting a phone number and bank account sorted after moving in
- How Payments Work in Japan — What payment methods to carry once you’ve moved in
Reference:
- Ministry of Justice “Survey on Foreign Residents (2016)” https://www.moj.go.jp/content/001226182.pdf (accessed: 2026-02-16)
- Japan Property Management Association “Support for Smooth Move-in of Foreign Tenants” https://www.jpm.jp/foreign/ (accessed: 2026-02-16)
- Tokyo Metropolitan Government Housing Policy HQ “Smooth Entry of Foreigners into Private Rental Housing” https://www.juutakuseisaku.metro.tokyo.lg.jp/fudosan/torihiki/gaikoku_nyuukyo (accessed: 2026-02-16)
- Government PR Online “Amended Housing Safety Net Act” https://www.gov-online.go.jp/article/202511/entry-9947.html (accessed: 2026-02-16)
- LIFULL HOME’S “2025 Deposit/Key Money Trend Survey” https://lifull.com/news/45530/ (accessed: 2026-02-16)
- UR Urban Renaissance Agency “Application Requirements” https://www.ur-net.go.jp/chintai/rent/requirements/ (accessed: 2026-02-16)
- Real Estate Transaction Promotion Center “Analysis of Nationality-Based Refusal” https://www.retpc.jp/archives/30909/ (accessed: 2026-02-16)
- Tokyo Multilingual Consultation Navi https://tabunka.tokyo-tsunagari.or.jp/soudan/navi.html (accessed: 2026-02-16)
- Immigration Services Agency “FRESC” https://www.moj.go.jp/isa/support/fresc/fresc01.html (accessed: 2026-02-16)
* Tento článek byl přeložen z japonského originálu s pomocí strojového překladu. Některé formulace nemusí znít přirozeně.
