Yes, foreigners can both rent and purchase real estate in Japan. For rentals, most lease properties are open to foreigners holding a valid resident card. However, those on tourist or working holiday visas are generally not accepted. Landlords may also reject applicants whose income is not taxed in Japan, such as income solely from overseas. For purchasing property, there are no nationality or residency restrictions—as long as you can legally bring funds into Japan and provide valid identification from your home country, you are eligible to purchase.

While many property managers and owners require at least conversational Japanese for screenings or phone interviews, Ash Realtor Tokyo assists clients by filtering English-speaking-friendly options and supporting communication throughout the process.

• Local Japanese phone number (beginning with 070, 080, or 090)

• Japanese bank account (for rent payments)

• Passport and resident card (required)

• For salaried employees: withholding tax statement & health insurance card, or recent 3-month payslips, or employment contract/offer letter

• For students: student ID or acceptance/enrollment letter

• For corporate contracts: company profile, registration certificate, and recent financial statement

Most payments are made by bank transfer in Japan. Some properties accept credit card payment through a management service, but it is not the standard.

• Pro-rated first month’s rent (from move-in date to end of the month)

• Full second month rent (paid in advance)

• Depending on the property’s terms:

  • Deposit (shikikin)

  • Key money (reikin)

  • Guarantor company fee

  • Fire insurance fee

  • Lock exchange fee

  • Life support or maintenance fees

  • Contract processing fee

• Agency commission (usually equal to 1 month rent + tax)
  Note: For no-deposit listings, a mandatory prepaid cleaning and AC cleaning fee may apply.

Key Money is a non-refundable payment made to the landlord upon signing. It is common in Japan and often required for better-maintained or more desirable properties with higher value at similar rent levels.

Typically, landlords require a guarantor company to act as a financial backup. This is a paid service and simplifies the process—you don’t need to ask a friend or colleague to act as your guarantor. Occasionally, both a personal guarantor and a guarantor company may be required, depending on the property’s policy.

Most leases are 2 years. There are two main types of lease contracts:

• Standard lease: Renewable every 2 years, and generally easier for tenants who plan to stay long-term.

• Fixed-term lease: Ends automatically at the expiration date unless a new contract is made. Renewal is not guaranteed and often requires a new screening. Both types require advance notice (usually 1 or 2 months) before termination.

Once all documents are submitted, the screening process typically takes 1 to 7 days. After approval, contract signing and initial payments are processed within a week, followed by the move-in.

A valid visa and income taxable in Japan are essential. Tourist or working holiday visa holders are usually not accepted.

Most leases allow cancellation after one year without penalty. However, proper move-out notice (1 or 2 months) must be given in writing or via official form.

Most rental apartments are unfurnished. A few furnished options exist, but are less common and typically more expensive. We advise clients to focus on unfurnished listings and plan for their own furnishings.