Before coming to Japan, I didn’t know exactly where to live—Nagoya or Tokyo—and I had unrealistic expectations about what finding a home here would be like. My first apartment cost around ¥130,000 per month for barely 22 m², fully furnished with appliances and including internet and utilities (electricity, water, and gas). But after moving more than four times, I finally understood better how Japan’s housing system works.
The foreign resident population in Japan reached 3.77 million at the end of 2024—a historic record with notable year-over-year growth.1 And most of us face similar challenges when looking for a place to live. Beyond the usual issues, official surveys have documented that many foreigners encounter specific difficulties in the rental process—something worth knowing before you begin your search.2
The reality of the housing market
What we expect: A process similar to our home countries.
What we find: A unique system that can require several months of rent up front—where being a foreigner limits options across much of the market.
Finding a home in Japan goes far beyond choosing a nice neighborhood. It means understanding a different system, preparing a substantial initial amount, and deciding strategically based on your personal situation. After years here and learning from many foreign residents’ experiences, I’ve learned that the right information is the difference between months of frustration and finding the right place.
Let’s start with concrete numbers. Rents in Tokyo have continued an upward trend recently, though with notable differences by area. For example, in high-cost central wards, a three-bedroom apartment can approach ¥470,000 per month, while prices in secondary cities are considerably more affordable.
What many don’t anticipate are the upfront costs. The traditional model can require 4–7 months of rent paid in advance, spread across items such as:
In practice, for an apartment at ¥200,000 per month, you might need about ¥650,000–¥800,000 just to get started (not including furniture or moving costs).3
| City | Average 1-bedroom rent | Total monthly living cost | Key features |
|---|---|---|---|
| Tokyo (23 wards) | ¥130,000–250,000 | ≈ ¥217,746 | Largest job market, international services |
| Osaka | ¥70,000–120,000 | ≈ ¥150,000 | 30–40% cheaper, accessible local culture |
| Fukuoka | ≈ ¥67,500 | ≈ ¥120,000 | Local programs for foreigners |
| Sapporo | ¥50,000–80,000 | ≈ ¥110,000 | Key money less common; long winters |
| Rural areas (田舎) | ¥30,000–50,000 | ≈ ¥80,000 | Municipal/prefectural subsidies available |
If you’re coming with a family, scale these costs according to the size you need. A 3LDK in Tokyo can require over ¥1.5 million just in initial fees.
The distribution of foreign residents isn’t uniform. Tokyo concentrates a significant share of the country’s foreign population, with strong variation by ward.4 This matters because areas with a larger international presence tend to have:
By profile, settlement patterns also change:
By nationality, China and Korea have long-standing communities, and Vietnam is among the fastest-growing groups.5
Language also matters. Outside major cities, English-language services are more limited, so each step up in Japanese proficiency significantly expands your real housing options and day-to-day independence.
Language reality
While it’s possible to “get by” with limited Japanese in certain parts of Tokyo, your quality of life and housing options improve markedly as your level increases. Keep this in mind when choosing a location.
Choosing where to live should align with your job opportunities. Tokyo concentrates much of the country’s economic and innovation activity, with higher salaries—but also higher living costs and longer commutes.
Tokyo: Economic center with pros and cons
Osaka: A balanced alternative
Fukuoka: Betting on innovation
Japan’s immigration framework has introduced or expanded schemes that can affect your housing search:
Each status type can influence landlords’ willingness to sign a lease (for example, shorter stays often make approval harder).678
Living with a family adds key variables: education, budget, and quality of life.
International schools:
Japanese public schools:
For reference, there are more affordable options within the international-school segment (e.g., schools with annual tuition below the sector average), showing there are alternatives if you research in advance.
Based on experiences from foreign families:
Practical tip for families
Prioritize commute time to school. Long commutes exhaust young children. Many families prefer to pay a bit more to live nearby.
Mistake #1: Underestimating rental barriers
Some landlords don’t accept foreign tenants or impose additional conditions. Work with agencies experienced in serving international residents.2
Mistake #2: Not preparing the upfront funds
Most payments are made by bank transfer. You’ll need:
Mistake #3: Searching in peak season
April (start of the fiscal/school year) is the moving peak. Less supply, more competition. November to February usually offers better opportunities.
Mistake #4: Ignoring the building’s age
Seismic standards changed in 1981. Earlier constructions may be cheaper, but check earthquake resistance.
Mistake #5: Not considering actual size
Apartments are more compact. A typical 1LDK can be 25–40 m². Adjust expectations.
To counter depopulation, there are incentives to move outside major cities. It’s essential to understand both opportunities and constraints.
Common programs (vary by municipality/prefecture) include:
Pros:
Challenges:
Important consideration
Rural life can be rewarding if you’re seeking a lifestyle change, but it requires greater adaptation. It’s not simply “Tokyo but cheaper.”
With millions of vacant homes and an aging population, the market is changing, and gradually more doors are opening to foreign residents:
Step-by-step guide for your move (to the country or within it):
Step 1: Honest assessment
Step 2: Realistic financial calculation
Step 3: Documents
Step 4: Strategic search
After more than nine years living in Japan and several moves, I’ve learned there’s no perfect place. Every location means balancing cost, convenience, quality of life, and opportunity.
Japan offers options for everyone: from Tokyo’s intensity to the countryside’s calm, plus mid-sized cities with an attractive balance. The key is to be realistic about your priorities and flexible in your expectations.
For those coming alone, the decision may revolve around work and lifestyle. For families, factors like education, green space, and community come into play. In both cases, preparation and the right information make the difference between months of frustration and finding a home.
My final advice
The best place to live isn’t the most prestigious or the cheapest—it’s where you can build the life you want. For some, that’s Roppongi; for others, a town in Kyushu. Both choices are valid.
If you already live in Japan, what factors were decisive in your choice? If you’re about to move, what questions do you have? Sharing experiences helps the whole international resident community.
Remember: every “no” brings you closer to the right “yes.” Your home in Japan exists—you need the right information and persistence to find it.
Is it possible to rent without speaking Japanese?
In certain areas of Tokyo, yes—but your options are reduced. Every additional level of Japanese multiplies your possibilities.
How long does it take to find an apartment?
With preparation: 2–4 weeks. With very specific requirements or little preparation: 1–3 months.
Can I negotiate rent or terms?
Where there’s high vacancy or outside high-demand areas, there’s room. In popular areas of big cities, it’s difficult.
What should I do if I’m rejected?
Don’t take it personally. Focus on landlords and agencies experienced with international tenants.
Is buying worth it?
If you plan to stay 10+ years and have permanent residency, it can be a good investment. Foreigners can buy property in Japan.
How do pets affect things?
They reduce available options and usually require additional deposits.
