Approximately 67% of foreigners in Japan report spending more than 3 months searching for suitable housing, and almost half pay unnecessary fees that could have been avoided with the right information.1 When I arrived in Japan more than 9 years ago, I went through exactly that situation: confused by complex requirements, penalties for early termination, and overwhelmed by documentation in a language I was just beginning to understand.
Expectation vs. Reality
Expectation: “I’ll find a charming furnished apartment in a week”
Reality: 3 months later, sleeping on a futon on the floor of an empty studio
Plot twist: I paid 6 months’ rent upfront in “fees” and I walk 25 minutes to the station
If you’re considering moving to Japan or you’re already here looking for a new place, I completely understand your situation. The housing hunt presents unique challenges: language barriers, complex documentation requirements, and cultural differences in housing expectations.
With the foreign population in Japan reaching 3.4 million in 2024 (an 11% increase from 2023)2 and with rental rules and practices that can vary by region, understanding your housing options is more crucial than ever. After nearly a decade living in different types of housing, I’ll share everything I learned—often the hard way.
The main challenge for foreigners isn’t simply locating available properties, but navigating the complex application process with its uniquely Japanese requirements. According to official guides, initial moving costs (deposit, key money, commission, guarantees, and insurance) often add up to several months’ rent, and foreign nationals tend to face higher expenses due to limited information and more restricted options.3
When I moved into my first apartment in Tokyo, I expected furnished spaces similar to other housing markets. The Japanese reality was completely different: minimalist spaces, drastically reduced dimensions (my first apartment measured 18 m²), and completely unfamiliar housing concepts.
My first Japanese apartment
Expectation: A cozy Pinterest-style studio
Reality: An empty 18 m² box
Cultural shock: “Where are the lights? The stove? What does 1LDK mean?”
Cultural aspects rarely communicated to foreigners
There are specific cultural expectations that frequently surprise international residents:
Local resident guides often mention these practices, but many foreigners say they aren’t aware of them at first.4
Decoding Japanese room types
When you start your search, you’ll find seemingly cryptic codes: 1R, 1K, 2LDK. Here’s what they mean:
| Type | Meaning | Description | Ideal for |
|---|---|---|---|
| 1R | 1 Room | Single room including everything (kitchen, bedroom, living area) | Singles on a tight budget |
| 1K | 1 Room + Kitchen | Room with a separate kitchen (usually very small) | Singles who cook occasionally |
| 1DK | 1 Room + Dining + Kitchen | Room plus dining-kitchen area (4.5–8 tatami) | Singles or couples without children |
| 1LDK | 1 Room + Living + Dining + Kitchen | Room plus living–dining–kitchen area (8+ tatami) | Couples or remote work |
| 2LDK | 2 Rooms + Living + Dining + Kitchen | Two rooms plus a large common area | Small families |
The tatami confusion
Agent: “This apartment has 6 tatami”
My reaction: “Does it include free tatami mats?”
Reality: Tatami is a unit of measurement (~1.65 m²), not a freebie
Room types and their features:
Personal recommendation: If you find 和洋室, it means a combination of both styles. Tatami is aesthetically appealing but needs special care: don’t place heavy furniture directly on it and ventilate regularly to prevent mold.
Unique features of Japanese apartments
After your first visit to a Japanese apartment, many questions will arise about the layout and missing elements:
Evolution with the Japanese bath
First impression: “Why is the tub so deep and short?”
One month later: “The Japanese bath is superior”
Now: The nightly お風呂 is essential therapy
Items NOT included in Japanese apartments
Unlike other countries, Japanese apartments are practically empty:
Relevant note: many foreigners don’t know they’ll have to buy their own lights before moving in. I was part of that statistic.
Essential preparatory phase
Before you start searching:
Where to Look? Reliable Portals and Agencies (indicative 2025 ranking)
Option 1: Share houses (シェアハウス)
Share houses are a good entry point for newcomers. Housemates often provide invaluable support—from trash separation to local recommendations.
Share house reality
Pro: Housemates who translate government letters at 11 PM
Con: A roommate practicing saxophone at 6 AM
Verdict: Excellent for starting out, limited for the long term
Option 2: UR apartments (public housing)
A frequently favorable alternative for foreigners:
Option 3: Private apartments
| Type | Features | Price Tokyo (1K/1DK) |
|---|---|---|
| Apāto アパート | 1–2 floors, light construction | ¥50,000–90,000 |
| Manshon マンション | 3+ floors, concrete, better insulation | ¥80,000–150,000 |
Typical breakdown of initial costs:
Option 4: Temporary accommodation
For short stays or transitional periods:
The 5 costliest renting mistakes
Mistake #1: Unanticipated hidden fees
Always request a full written breakdown. Ask specifically about “move-out cleaning fees” 退去時清掃料.
Mistake #2: Misinterpreting renewal terms
Contracts are typically for 2 years with a renewal fee 更新料 equivalent to 1 month’s rent.
Mistake #3: Ignoring building age
Check construction year 築年. Older buildings have more issues with mold and insulation.
Mistake #4: Underestimating language barriers
Even with support services, handling contracts and procedures in Japanese greatly eases the process. Consider agencies with English or your language.
Mistake #5: Not documenting initial condition
Photograph and record EVERYTHING on move-in day. Send documentation by email for a timestamped record.
¥70,000 mistake
Situation: Not documenting initial condition
Outcome: Charges for pre-existing “damage”
Lesson: Document everything or regret it later
Emergency resources available:
Essential phrases for property viewings:
Considerations for families
When looking for family housing, priorities change completely:
Significant regional variations
| Region | 1LDK cost | Features | Receptiveness to foreigners |
|---|---|---|---|
| Central Tokyo | ¥120,000–180,000 | Smaller spaces, very convenient | High |
| Tokyo suburbs | ¥80,000–120,000 | More space, less convenient | Medium–high |
| Osaka/Kyoto | ¥70,000–120,000 | Larger spaces, more relaxed culture | Medium |
| Regional cities | ¥50,000–90,000 | Large spaces, limited transport | Low–medium |
| Rural areas 田舎 | ¥30,000–70,000 | Whole houses available | Variable |
Needs by employment type
My housing evolution
Year 1: 18 m² studio for ¥85,000
Year 5: 45 m² UR for ¥95,000
Year 9: 80 m² suburban house for ¥120,000
Lesson: Patience and knowledge pay dividends
Accessibility considerations
For special needs:
After nine years living in Japan, I’ve experienced the full evolution: from feeling overwhelmed in my first search to helping other foreigners navigate the system with confidence. The Japanese housing market has unique quirks, but once you understand the rules—including the unwritten ones—it becomes manageable.
Success indicators in your search
You’ll know you’ve found the right place when:
Reflection on finding your home
Your home goes beyond the physical space; it includes the community you build around it. This perspective fundamentally changed my approach to housing in Japan.
I’d love to hear about your experiences searching for housing in Japan. What challenges did you face? What strategies did you discover? Share in the comments to strengthen our mutual-support community.
Is it necessary to use a real estate agency?
Technically it’s not mandatory, but most rentals are processed through agencies. For foreigners, they’re very helpful for handling documentation and negotiations.
Can I get an apartment without speaking Japanese?
Yes, though with limited options. Use agencies that serve international clients or public housing services with standardized procedures.
How much should I budget for initial costs?
Private apartments: 4–6 months’ rent. Share houses: 1–2 months. UR: 2–3 months.
Do I need a Japanese guarantor?
Increasingly less so: guarantor companies 保証会社 accept foreign applicants with stable employment.
Which neighborhoods are more welcoming to foreigners?
In Tokyo: Roppongi, Azabu (premium), Nakano, Koenji, Shin-Okubo. In Osaka: Umeda, Namba, Fukushima. In the suburbs: Kichijoji and Musashi-Kosugi offer a good balance.
Can I work from home?
Check clauses about SOHO. Some contracts prohibit commercial use. Ask specifically about 在宅勤務 (remote work).
What penalties are there for early termination?
1–2 months’ notice is usually required; additional penalties may apply. Check the 中途解約 clause in your contract.
Is it possible to negotiate the price?
It’s more effective to negotiate removal of “key money” or reduced commissions than the monthly rent. Properties vacant for longer offer more room to negotiate.
