Tokyo is safe, efficient and full of great apartments — and notoriously tricky for foreigners to rent in. The barriers are less about money than about trust, paperwork and a set of upfront costs that surprise almost everyone. Here is how to navigate it.
The upfront costs are the real shock
Moving into a Tokyo apartment traditionally involves several separate payments at once:
- Shikikin (deposit) — usually one to two months’ rent, partly refundable.
- Reikin (key money) — a non-refundable “gift” to the landlord, often one to two months. Increasingly some listings are zero key money.
- Agency fee — typically one month plus tax.
- Guarantor company fee — often around half to one month.
- First month’s rent and sometimes fire insurance and a lock-change fee.
Altogether, expect to need roughly four to six months’ rent in cash to move in. This is the single most important thing to budget for.
The guarantor system
Most landlords require a guarantor. Since few foreigners have a Japanese relative to play that role, the market uses guarantor companies (hoshо̄ gaisha) that charge a fee to stand behind you. Many properties require one regardless of your income, so factor the cost in rather than hoping to avoid it.
Why some landlords hesitate with foreigners
It is usually about communication and perceived flight risk, not prejudice alone: landlords worry about language barriers, understanding the rules (rubbish sorting, noise), and whether you will stay. A strong application and a bilingual agent remove most of that doubt. Look for “foreigner-friendly” listings and buildings used to international tenants.
💡 Having your residence card, a stable income and a guarantor company lined up before you apply makes landlords far more comfortable — and dramatically widens the pool of flats open to you.
Documents you need
- Residence card (zairyū card) and passport.
- Proof of income or employment, and your My Number where requested.
- A Japanese phone number and bank account for payments.
- Guarantor company approval.
Where to live
Popular areas with foreigners include Shibuya, Shinjuku and Meguro for central access, Setagaya and Nakameguro for a calmer residential feel, and Koto or areas slightly out from the centre for better value. Rail access defines daily life in Tokyo, so choose by your commute lines first.
Frequently asked questions
What is key money (reikin) in Tokyo?
Reikin is a non-refundable payment to the landlord, traditionally one to two months’ rent, separate from the refundable deposit. A growing number of listings advertise zero key money.
Do foreigners need a guarantor to rent in Tokyo?
Usually yes. Most landlords require a guarantor, and since few foreigners have a Japanese one, guarantor companies provide the service for a fee.
How much cash do I need to move into a Tokyo apartment?
Budget roughly four to six months’ rent upfront, covering deposit, key money, agency fee, guarantor fee, first month and insurance.
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