Renting an Apartment in Tokyo: A Foreigner’s Starter Guide
New to Tokyo? This guide explains how renting works, what the fees mean, how screening and contracts go, and how to set up electricity, gas, water, internet, NHK, and mail. You’ll learn faster paths like UR/JKK and practical money-saving tips.
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How Tokyo’s rental market works
Renting in Tokyo is structured, safe, and a bit paperwork-heavy. Expect a formal lease, a move-in checklist, and a clear move-out inspection. Compared with many countries, two things stand out:
- Upfront costs are higher. Beyond the first month’s rent, you may see a deposit (shikikin), key money (reikin), agency fee, and a guarantor company fee. SUUMO’s English guide for foreigners gives a good overview of the process and fees.
- Guarantors are common. If you don’t have a personal guarantor in Japan, most private apartments use guarantor companies. Typical initial fees are about 50–100% of one month’s rent, with a small annual renewal.
Looking for a simpler path? UR housing (run by Japan’s Urban Renaissance Agency) is popular because it does not require key money, renewal fees, or an agency commission—and usually no guarantor.
In Tokyo, you can also explore JKK Tokyo (Tokyo Metropolitan Housing Supply Corporation), a public provider with large stock across the city.
Internal read next: How guarantor companies work · Best neighborhoods for first-timers
Quick glossary for apartment hunting
- Yachin – Monthly rent.
- Shikikin – Refundable deposit used for damage beyond normal use.
- Reikin – Non-refundable “key money.” SUUMO notes it’s a unique practice—often one or two months of rent—though many listings now have no key money.
- Koshinryo – Renewal fee charged by some private landlords at each two-year renewal. UR does not charge this.
- Guarantor company – A company that guarantees your rent to the landlord. Typical initial fee is 50–100% of one month’s rent; many charge a ¥10,000–¥20,000 annual renewal.
Learn more: Key money vs deposit
Typical upfront costs at a glance
| Cost item | What it means | What to expect |
|---|---|---|
| First month’s rent | Payable before move-in | Sometimes prorated for mid-month starts |
| Deposit (shikikin) | Refundable security against damage beyond normal use | Size varies by property |
| Key money (reikin) | Non-refundable “thank-you” payment to landlord | Commonly 1–2 months when charged; many no-reikin listings now |
| Agency fee | Commission to the real estate broker | Market rate up to one month’s rent (campaigns may discount) |
| Guarantor company fee | If you use a guarantor company | 50–100% of one month’s rent initially + small annual renewal |
| Renter’s insurance | Fire/liability insurance | Usually inexpensive, required in many leases |
| Lock change / cleaning | Turnover or building admin costs | Varies by management |
| Renewal fee (koshinryo) | Some private leases every 2 years | Not charged by UR |
Budget smarter: How to cut move-in costs
Where to search in Tokyo
- UR apartments – Government-backed stock with no key money, renewal fee, or agency commission; foreigners welcome. Apply directly or via English-friendly counters.
- JKK Tokyo – Tokyo’s public housing supply corporation with many properties across the 23 wards and suburbs.
- Main portals – Start with SUUMO’s English page for foreigners to understand the flow, timelines, and screening.
Also read: UR vs private rentals · Share houses and monthly mansions
Step-by-step: from shortlist to keys
- Define your budget and must-haves. Decide stations, commute time, and whether the building uses city gas or LP gas (this affects monthly bills; see Utilities below).
- Shortlist & viewings. Work with one agent first; they can usually show listings across platforms.
- Application & screening. You’ll provide your residence card, ID, income proof, and an emergency contact. If you can’t provide a personal guarantor, expect a guarantor company.
- Contract signing. Your agent explains fees, obligations, and move-in day.
- Key handover & move-in inspection. Photograph each room on day one and complete the condition report.
- Set up utilities and NHK. Schedule gas, start electricity/water, arrange internet, and handle NHK (see below).
Timeline: SUUMO notes the process can take 1–2 weeks or even several months depending on screening and property readiness.
Your rights on deposits and move-out
Japan’s national guidance on “Restoration to Original Condition” is clear: normal wear and aging are not the tenant’s burden. You’re responsible for damage beyond normal use (e.g., burns, heavy stains), but not for ordinary fading or wear from everyday living. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) publishes an English leaflet summarizing this rule.
Pro tip: Create a photo folder at move-in and share it with the agent. At move-out, point to the MLIT guideline if deductions seem unfair. Read More Tenant rights in Japan
Utilities in Tokyo made simple
Electricity
Japan fully liberalized the household electricity market in April 2016, so you can choose from various retailers (TEPCO and many “new power” companies). You can usually start service online before move-in.
Gas
Tokyo apartments use either city gas (piped) or LP/propane (tank). Starting gas requires a technician visit, and someone must be present to open the valve and check safety—book your appointment early.
Water
In Tokyo, apply to the Bureau of Waterworks (online, phone, or via the app) to start or stop water service.
Internet
Most buildings use NTT’s FLET’S Hikari fiber lines (ISPs ride on NTT’s network). Check if fiber is already pulled to the room; if not, an installation visit is scheduled.
Utility setup at a glance
| Utility | How to start | Need to be at home? | Notes |
|---|---|---|---|
| Electricity | Apply online or by phone with a retailer | No | Households have choice since 2016 liberalization. |
| Gas | Book a start appointment | Yes | Technician opens valve and performs safety checks. |
| Water | Apply to Bureau of Waterworks | No (usually) | Tokyo has English guidance and an app. |
| Internet | ISP application; NTT schedules fiber work as needed | Sometimes | Many buildings are pre-wired; otherwise schedule installation. |
Helpful reads: Choosing an electricity plan · Japanese SIM Card and Internet Plan
City gas or LP gas for your building
Rates differ by supply method. City gas is a regulated public utility with transparent price revisions, while LP gas uses a free-pricing model set by individual suppliers. In practice, LP gas bills are often higher for similar usage, so factor this into your monthly budget and ask your agent which type a listing uses.
Do I have to pay NHK?
If you have equipment that can receive NHK broadcasts—or if you start using NHK’s streaming service—you must enter a receiving contract and pay the appropriate NHK fee (terrestrial or satellite). Check current rates and exemptions on NHK’s multilingual page.
Address registration and mail forwarding after you move
- City hall within 14 days: Mid- to long-term residents must notify their municipality of their new address within 14 days of moving. This is written in official guidance from Japan’s Immigration Services Agency.
- Japan Post forwarding: Submit a tenkyo todoke (change-of-address). Japan Post forwards domestic mail free for one year from the date you submit the form; apply at a post office or online.
Learn how: Address registration step-by-step · Online mail forwarding
Trash and recycling basics
Rules vary by ward, but everywhere in Tokyo you’ll sort burnable, non-burnable, PET bottles, cans, glass, and paper/cardboard into different streams with set collection days. Ward offices publish English PDFs—for example, Edogawa City’s Basic Rules for Disposing of Recyclables and Garbage and Nakano City’s updated guide for 2024. Check your own ward’s site after you sign your lease.
More help: Tokyo trash sorting guide ·
Paperwork checklist for your application
Bring (or be ready to submit scans of):
- Residence card (and passport)
- Proof of income (recent payslips, employment contract, or tax statement)
- Emergency contact in Japan
- Japanese phone number and bank account for payments
- Guarantor information or permission to apply for a guarantor company if needed
Related: Open a bank account for rent · Getting a Japanese SIM
Sample first-month budget
Let’s say you choose a private 1K at ¥95,000/month:
- First month’s rent … ¥95,000
- Deposit (1 mo.) … ¥95,000
- Key money (1 mo., if charged) … ¥95,000
- Agency fee (up to 1 mo.) … ¥95,000
- Guarantor company fee (50–100% of rent) … ¥47,500–¥95,000 initially, plus ¥10,000–¥20,000/yr
- Insurance/lock change/cleaning … varies
Total upfront (illustrative): roughly 4–6 months of rent depending on which line items apply and whether you choose UR/JKK or a “no-fee” listing to cut costs. (Use our free Tokyo move-in cost calculator .)
Internet set-up tips for newcomers
- Check building wiring: Ask the agent if the room already has FLET’S Hikari fiber pulled (ONU jack). If not, you’ll apply for a line and an installer will visit.
- Pick an ISP: Many English-friendly ISPs ride on NTT’s fiber. Service hours and English hotlines are listed by NTT East.
- Short term? Consider pocket Wi-Fi or 5G “home internet” while waiting for fiber.
Move-in day checklist
- Condition photos in every room (protects your deposit; see MLIT guidance).
- Electricity start confirmed with your chosen retailer.
- Gas opening appointment booked; be home for the technician.
- Water service application submitted.
- Internet appointment or router setup ready.
- NHK receiving contract if you have a TV or use NHK’s streaming.
- City hall address registration within 14 days; Japan Post mail forwarding submitted.
Private rental vs UR vs JKK vs share house
| Option | Upfront cost | Furnished | Guarantor | Contract length | Good for |
|---|---|---|---|---|---|
| Private rental | Highest (many line items) | No (usually) | Often required (via company) | Typically 2 years | Long stays, most choice |
| UR housing | Medium but no key money / renewal / agency fee | No | Often not required | Long-term | Stable budgets, simpler rules |
| JKK Tokyo | Public housing stock | No | Varies by program | Varies | Tokyo residents on a budget |
| Share house | Low | Yes | Usually no | Flexible | Landing pad, students/probationary stays |
Common mistakes and how to avoid them
- Ignoring gas type. LP gas can lead to higher monthly bills than city gas; ask before you apply.
- Skipping the photo log. Your deposit depends on it. MLIT’s guideline excludes normal wear from your costs—document everything.
- Booking gas late. You must be present; appointment slots fill up near month-end.
- Forgetting NHK. If you have a receiver or use NHK’s streaming, a contract is required.
- Not registering your address. Do it within 14 days to keep your records current.
Simple table you can copy for your planner
| Week | Task | Notes |
|---|---|---|
| Week 1 | Shortlist areas and listings | Check UR/JKK for low-fee options; ask agent about gas type. |
| Week 2 | View, apply, screening | Have residence card and income proof ready; choose a guarantor company if needed. |
| Week 3 | Contract, pay, schedule utilities | Gas appointment needs your presence; start electricity/water online. |
| Week 4 | Keys and move-in | Internet install (if needed), NHK contract, city hall address registration, mail forwarding. |
Final tips for first-time renters in Tokyo
- Know your fee structure. If you want to avoid renewal fees and key money, UR can be a great fit.
- Compare electricity plans. Liberalization gives you choice—shop around.
- Plan for utilities early. Book gas first, then set electricity and water online.
- Follow move-out rules. Normal wear is not your cost; keep MLIT’s leaflet handy.
- Handle admin fast. Do your 14-day address notification and set free 1-year mail forwarding.
Disclaimer
This article is for general informational purposes only and does not constitute professional advice. Laws, prices and regulations vary by location and change over time. Consult a qualified professional for guidance on your specific situation.
