Before You Rent in Japan, Read This

Author

Foreign Professional
October 26, 2025

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Partnership
Learn Japanese with Toranomon Language School

I often get messages from readers asking: “How can I actually learn Japanese if I’m moving to Japan?”

After trying a few different approaches myself, I wanted to share a school I feel confident about. Over the past several months, I’ve been speaking with Ryoko Marumo, the CEO of Toranomon Language School (TLS), about how her team supports international professionals.

What stood out to me is that TLS isn’t just about textbooks, their teachers are experienced in helping people who want to work and live in Japan, not just pass an exam. They also offer flexible options (beginner to advanced levels, group or private lessons, and online formats) so you can choose what works best for your schedule.

TLS even provides consultation so you can talk through your goals before deciding. It’s a helpful way to understand how their programs fit your situation.

And as a small bonus, TLS has offered readers of this newsletter get ¥10,000 off your class when you sign up with code Quinn

The Hidden Cost
Renting in Japan

If you’ve ever tried to rent an apartment in Japan, you’ve probably seen a long list of mysterious fees:
security deposits, cleaning fees, insurance, and something called key money (礼金).

Key money is a one-time “gift” to the landlord, a holdover from postwar Japan when apartments were scarce. It’s usually equal to one to two months’ rent, and here’s the catch: you never get it back.

For many newcomers, that means losing hundreds of dollars before even moving in. But the good news is that key money isn’t universal anymore and there are real ways to avoid it.

No Key Money
Look for No-Key-Money Apartments

Many agencies now advertise “礼金なし” (no key money) properties.
You can spot these listings on sites like:

  • GaijinPot Apartments — English listings, no guarantor options, and search filters for “no key money”

  • SUUMO Global — Japan’s largest property portal (look for 礼金なし in the filters)

  • Real Estate Japan — English interface with visa-friendly listings

💡 Tip: Some landlords quietly add “key money” back in as another fee (like “renewal fee” or “thank-you fee”), so always double-check the contract before signing.

Consider this
Consider Sharehouses and Co-Living

If you’re new to Japan or want to avoid big upfront costs, sharehouses are one of the easiest solutions.
They offer private or semi-private rooms with shared kitchens and lounges and they rarely charge key money.

Here are a few reputable options:

  • Oakhouse — Large network across Tokyo and Kansai, English support, monthly rent from ¥46,000–¥70,000.

  • Sakura House — Catered to foreigners; utilities and furniture included.

  • Xross House — Fully furnished rooms from ¥30,000–¥50,000/month.

Most sharehouses also skip the guarantor requirement, which is another major barrier for foreigners renting regular apartments.

Foreigner Friendly
Use Foreign-Friendly Real Estate Agents

Japan’s housing system can feel rigid, especially if you don’t speak Japanese.
That’s where foreigner-friendly agencies help, they’ll walk you through contracts, explain deposits, and negotiate to remove unnecessary fees.

Recommended agencies include:

Many of these agents also help with short-term rentals and furnished apartments — perfect if you’re relocating for work or study.

Upfront Costs
Understand the Other Upfront Costs

Even when you avoid key money, expect:

  • Deposit (敷金) — usually 1 month’s rent (partially refundable)

  • Agency Fee (仲介手数料) — typically 1 month’s rent, paid to the broker

  • Insurance / Maintenance Fees — ¥10,000–¥20,000/year

  • Renewal Fee (更新料) — sometimes equal to 1 month’s rent, paid every 2 years

Knowing these in advance helps you budget realistically and avoid surprises when signing your lease.

From Abroad
What About Finding a Place from Abroad?

If you’re not in Japan yet, start with:

These platforms let you complete the process before arrival, including payment and document submission, so you can land with a place ready.

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CONCLUSION
What This Means for You

Renting in Japan used to be a bureaucratic maze of fees and traditions.
But the market has opened up. More landlords, agencies, and sharehouse operators now actively welcome foreigners and simplify the process.

If you plan ahead and use the right platforms, you can skip the unnecessary costs and move into your first Japanese home without handing over “gift money” you’ll never see again.

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