Houses for Rent in Japan: Complete Guide for Foreigners

Overview: Renting a House in Japan

Renting a house in Japan can be an attractive option for those who want more space, privacy, or a long-term living solution beyond typical apartments. While Japan’s rental market has traditionally favored local tenants, the situation has improved significantly in recent years. Today, foreigners can rent houses across Japan—especially in major cities and suburban areas—if they understand the system and choose the right rental path.

This guide provides a practical overview of what foreigners should expect when renting a house in Japan, how houses differ from apartments, and what types of rental houses are commonly available.

Is it easy for foreigners to rent houses in Japan?

The short answer is: it depends, but it is much easier than it used to be.

Historically, renting property in Japan as a foreigner was challenging due to language barriers, strict screening processes, and landlord concerns about communication or long-term stability. Many landlords preferred Japanese tenants, and some properties were informally “Japanese only.”

However, the rental environment has evolved. Japan now has a large international population of students, professionals, and long-term residents. As a result, more landlords and property management companies actively accept foreign tenants—especially in urban areas such as Tokyo, Yokohama, Osaka, and their surrounding suburbs.

That said, renting a house can be more complex than renting an apartment. Houses are often owned by individual landlords rather than large property companies, which can mean stricter conditions or less flexibility. Common requirements for foreigners looking to rent a house may include:

• A valid visa with sufficient remaining duration
• Proof of income or employment
• A guarantor or guarantor company
• Clear communication (Japanese or supported English service)

The good news is that foreigner-friendly services such as XROSS HOUSE help bridge these gaps by offering furnished houses, flexible contracts, and English support—making the process far more accessible for non-Japanese renters.

Houses vs apartments: what’s the difference in Japan?

Understanding the difference between houses and apartments in Japan is key to choosing the right rental.

Apartments are the most common rental option in the country. They are typically located near train stations, come in standardized layouts, and are managed by professional real estate companies. Apartments are often smaller than houses, but they are easier to rent and generally involve fewer negotiations.

Houses, on the other hand, offer some distinct advantages:

• More living space and storage
• Greater privacy (no shared walls or floors)
• Ideal for families, couples, or remote workers
• Often located in quiet, residential neighborhoods

However, houses may also involve:

• Higher responsibility for maintenance
• Location is farther from major public transit stations
• Older buildings, especially in suburban areas

In terms of cost, houses are not always more expensive than apartments. In suburban areas, a full house can sometimes be cheaper than a centrally-located apartment, making houses an appealing option for long-term residents.

Types of Houses for Rent in Japan

When searching for houses for rent in Japan, foreigners will encounter several distinct property types and rental styles. Understanding these differences is essential, as each option comes with its own cost structure, contract conditions, and suitability depending on lifestyle, length of stay, and budget.

This section breaks down the most common types of rental houses available in Japan and explains which options tend to work best for foreign residents.

Detached houses (Ikkenya/Ikkodate)

Detached houses—known in Japanese as “ikkenya” or “ikkodate”—are standard, standalone homes with no shared walls. These properties are most commonly found in suburban residential areas, though they also exist in certain urban neighborhoods.

Key characteristics:

• Full privacy with no adjacent neighbors
• Larger floor plans, often across two or three levels
• Additional features such as balconies, storage rooms, or small yards
• Parking space is frequently included

Detached houses are especially popular among families, couples, and remote workers who value space and quiet surroundings. Compared to apartments, they offer more flexibility in layout and daily living, making them feel closer to a “Western-style” home experience.

However, there are trade-offs. Many detached houses are older, particularly outside city centers. While renovated options exist, tenants should carefully check insulation, heating efficiency, and earthquake standards. In addition, maintenance responsibilities—such as minor repairs or yard upkeep—may be left up to the tenant, depending on the contract.

From a cost perspective, detached houses are not always more expensive than apartments. In suburban areas near Tokyo, Osaka, and Yokohama, renting a full house can sometimes cost less than a centrally located apartment with similar square footage.

Townhouses and row houses

Townhouses and row houses occupy a middle ground between apartments and fully detached houses. These properties share one or more walls with neighboring units but maintain separate entrances and independent living spaces.

Why foreigners choose townhouses in Japan:

• More space than standard apartments
• Lower rent compared to detached houses
• Easier approval process in many cases
• Suitable for urban and suburban locations

Townhouses are common in densely populated residential districts and are often newer than traditional detached homes. They are particularly appealing to renters who want a house-like environment without the higher cost or maintenance responsibilities of a standalone property.

For foreigners, townhouses can be easier to rent because they are more likely to be managed by professional property companies rather than individual landlords. This often means clearer contracts, standardized rules, and a smoother application process.

Furnished houses for rent

Furnished houses are one of the most popular options for foreigners renting in Japan. These properties come equipped with essential furniture and appliances such as beds, tables, refrigerators, washing machines, and sometimes kitchenware.

Advantages of furnished houses:

• Minimal upfront costs
• No need to purchase or dispose of furniture
• Faster move-in timeline
• Ideal for international relocations

In Japan, unfurnished rentals are the norm, meaning tenants usually need to buy everything themselves. For foreigners staying short- to mid-term, this can be costly and inconvenient. Furnished houses remove this barrier entirely.

Services like XROSS HOUSE specialize in furnished housing options designed for non-Japanese residents. These properties often include flexible contracts, multilingual support, and simplified procedures—making them especially attractive for first-time renters in Japan.

Furnished houses are suitable not only for short stays but also for long-term residents who prefer convenience over customization.

Short-term vs long-term house rentals

Another critical distinction when renting a house in Japan is the rental period.

Short-term house rentals

Short-term rentals typically range from one month to under a year. They are commonly used by:

International students

Temporary workers or project-based employees

Individuals relocating and exploring neighborhoods before committing long-term

Short-term house rentals are often furnished and may include utilities and internet in the monthly fee. While the monthly rent can be higher than long-term leases, the overall cost may be lower due to reduced upfront fees and flexibility.

Long-term house rentals

Long-term rentals usually involve contracts of one to two years, with renewal options. These rentals are generally cheaper monthly but come with higher costs initially, such as deposits and agency fees.

Long-term house rentals are best suited for:

• Permanent residents
• Families planning extended stays
• Professionals with stable employment in Japan

Foreigners planning to stay in Japan for over a year often benefit from long-term rentals, especially in suburban areas where houses provide better value for money.

Popular Areas to Rent Houses in Japan

Japan offers a wide variety of living environments, from dense global cities to quiet suburban neighborhoods and rural countryside towns. For foreigners looking to rent a house, choosing the right area is just as important as choosing the property type. Commute time, lifestyle preferences, rent levels, and accessibility all vary significantly by region.

Below are the most popular areas where foreigners commonly rent houses in Japan, along with the key characteristics of each.

Tokyo and surrounding areas

Tokyo is the most popular destination for foreigners living in Japan, and it offers the widest selection of rental houses, particularly in its outer wards and surrounding cities.

While central Tokyo is dominated by apartments, houses for rent are more commonly found in residential neighborhoods such as Setagaya, Suginami, Nerima, and Adachi wards. These areas offer a balance between access to the city center and more spacious living environments.

Why foreigners choose Tokyo-area houses:

• Access to international companies and universities
• Extensive public transportation network
• English-friendly services and infrastructure
• Diverse neighborhoods catering to different lifestyles

Rent prices vary widely. Houses in central Tokyo tend to be expensive, but moving 20–40 minutes from major stations can significantly reduce costs while increasing living space. Many long-term foreign residents choose Tokyo’s suburban edges for better value and quieter surroundings.

Osaka, Kyoto, and the Kansai region

The Kansai region—centered around Osaka, Kyoto, and Kobe—is another highly popular area for foreigners seeking houses for rent in Japan.

Osaka offers a more relaxed and affordable alternative to Tokyo, with larger houses available at lower rent levels. Residential districts slightly outside the city center provide excellent access while maintaining reasonable housing costs.

Kyoto attracts foreigners who value traditional scenery and cultural atmosphere. Houses here can feature older architecture, including traditional townhouses (machiya). While visually appealing, these properties may require careful inspection for insulation and more ongoing maintenance.

Why Kansai appeals to foreign renters:

• Lower average rent compared to Tokyo
• Larger house sizes for the same budget
• Strong international communities
• Convenient access to multiple major cities

Kansai is particularly attractive to families, remote workers, and those looking for a slower-paced lifestyle without sacrificing urban convenience.

Yokohama, Kawasaki, and suburban options

For foreigners who work in Tokyo but prefer more spacious living environments, Yokohama and Kawasaki in Kanagawa Prefecture are among the most popular choices.

Yokohama is Japan’s second-largest city and offers a high quality of life, international schools, waterfront areas, and a strong expat community. Houses here are often larger than those in Tokyo and can be more reasonably priced.

Kawasaki sits between Tokyo and Yokohama, making it ideal for commuters. Many residential neighborhoods offer detached houses and townhouses within walking distance of train stations, striking an excellent balance between convenience and comfort.

Benefits of suburban house rentals:

• Larger living spaces
• Quieter residential neighborhoods
• Short commute to Tokyo
• Better cost-to-space ratio

Suburban areas are especially popular among foreign families and long-term residents who prioritize space, privacy, and affordability.

Rural areas and countryside houses (Akiya)

For foreigners seeking a completely different lifestyle, rural Japan offers unique opportunities through countryside house rentals and akiya (vacant houses).

Rural houses are often extremely affordable, with rent far lower than in urban areas. Some properties even come with incentives such as renovation support or reduced rent programs offered by local governments.

Who rural rentals are best for:

• Remote workers
• Retirees
• Long-term residents seeking quiet living
• Those interested in Japanese rural culture

However, rural living comes with important considerations. Public transportation is limited, daily life often requires a car, and English support is rare. Houses may also be older and may require renovation and/or frequent maintenance.

For foreigners comfortable with these trade-offs, countryside rentals can offer exceptional space, nature, and affordability that is impossible to find in major cities.

How Much Does It Cost to Rent a House in Japan?

Understanding the full cost of renting a house in Japan is essential—especially for foreigners who may be unfamiliar with Japan’s unique rental system. Unlike many Western countries, renting a house in Japan involves not only monthly rent but also several upfront and ongoing costs that can significantly affect the total budget.

This section breaks down average rent levels, initial fees, monthly expenses, and practical ways to reduce upfront costs when renting a house in Japan.

Average rent by city and region

Rental prices for houses in Japan vary widely depending on location, accessibility, and property size. In general, houses are more affordable outside city centers and in suburban or regional areas.

Typical monthly rent ranges for houses:

Tokyo (central & inner suburbs):

¥150,000 – ¥300,000+

Houses in Tokyo are among the most expensive in Japan, especially in popular residential wards. Larger houses or those near major stations command premium prices.

Tokyo suburbs / surrounding prefectures (Saitama, Chiba, Kanagawa):

¥90,000 – ¥180,000

These areas offer the best balance between space, affordability, and commute time, making them popular with foreign families.

Osaka / Kansai region:

¥80,000 – ¥160,000

Kansai generally has larger houses at lower rents compared to Tokyo, especially outside central neighborhoods.

Regional cities:

¥60,000 – ¥120,000

Cities outside major metropolitan areas offer significantly lower rents and more spacious properties.

Rural areas:

¥30,000 – ¥80,000

Countryside houses can be extremely affordable, though transportation and amenities may be limited.

These ranges can fluctuate depending on property age, renovation level, and whether the house is furnished.

Initial costs (deposit, key money, agency fee)

One of the biggest surprises for foreigners renting in Japan is the high upfront cost, often referred to as initial fees. These can add up to several months’ worth of rent.

Common initial costs include:

Security deposit (Shikikin):

Usually 1–2 months’ rent. Part of this may be deducted for cleaning or repairs when moving out.

Key money (Reikin):

Typically 1–2 months’ rent. This is a non-refundable “thank you” payment to the landlord, though it is becoming less common.

Agency fee:

Usually up to 1 month’s rent plus tax, paid to the real estate agent.

Guarantor company fee:

Often required instead of a personal guarantor. Typically, 30%–100% of one month’s rent for the first year.

Fire insurance:

Around ¥15,000–¥25,000 for a two-year policy.

Altogether, initial costs can reach 4–6 months’ rent, making it a significant financial barrier—especially for foreigners moving to Japan for the first time.

Monthly costs and utilities

Beyond rent, tenants should budget for monthly living expenses, which vary by household size and lifestyle.

Typical monthly costs include:

• Rent: Base monthly housing cost
• Utilities: Electricity, gas, and water
• Average: ¥10,000 – ¥20,000 per month for a house
• Internet:¥3,000 – ¥6,000 per month
• Maintenance or management fees: Less common for houses than apartments, but may apply in some developments

Detached houses may incur higher utility costs than apartments due to larger floor space and weaker insulation, especially in older buildings. However, modern or renovated houses can be surprisingly energy-efficient.

Ways to reduce upfront costs

While Japan’s rental system is known for high initial fees, there are several effective ways for foreigners to reduce upfront costs when renting a house.

Look for “no key money” or “low initial cost” properties

Many landlords now offer reduced-fee listings to attract tenants, especially outside peak moving seasons.

Choose furnished houses

Furnished rentals often eliminate the need for purchasing appliances and furniture, significantly lowering overall moving expenses.

Consider short-term or flexible contracts

Short-term rentals may have higher monthly rent but drastically lower initial costs, making them ideal for newcomers or temporary stays.

Use foreigner-friendly housing services

Services like XROSS HOUSE specialize in reducing financial and procedural barriers for foreigners. These services often provide:

• Lower upfront costs
• Simplified contracts
• English support
• Transparent pricing

For many foreign residents, paying slightly higher monthly rent in exchange for reduced initial fees and flexibility results in lower total costs and far less stress.

Rental Requirements for Foreigners

For many foreigners, rental requirements are the most stressful part of finding a house in Japan. Unlike in some countries where proof of income alone is enough, Japan’s rental screening process evaluates multiple factors—including visa status, guarantor arrangements, and communication ability.

Understanding these requirements in advance significantly increases approval chances and helps avoid unnecessary rejections.

Visa status and residency requirements

Visa status is one of the first things landlords and property management companies check when reviewing an application.

In most cases, foreigners must hold a valid mid- to long-term visa to rent a house in Japan. Commonly accepted visa types include:

• Work visas (Engineer, Humanities, Instructor, etc.)
• Student visas
• Spouse or dependent visas
• Permanent resident or long-term resident visas

Tourist visas are generally not accepted for standard house rentals, especially long-term leases. This is because most rental contracts require residency registration and proof of legal stay duration.

Another important factor is the remaining visa validity. Even if you have a valid visa, some landlords may hesitate if the remaining period is too short (for example, less than 6–12 months). This is especially relevant for long-term leases with one- or two-year contracts.

For foreigners planning to rent before arriving in Japan, options are limited but not impossible. Foreigner-focused housing services may allow pre-arrival reservations, particularly for furnished or short-term houses.

Guarantors and guarantor companies

Japan traditionally requires tenants to provide a guarantor (hoshōnin)—someone who agrees to take financial responsibility if the tenant fails to pay rent or causes damage.

For foreigners, finding a personal guarantor can be difficult, as it is usually expected to be a Japanese national with a stable income. As a result, most foreign renters rely on guarantor companies.

Guarantor companies:

• Act as a financial safety net for landlords
• Charge an upfront fee (typically 30–100% of one month’s rent)
• May require annual renewal fees
• Now widely accepted across Japan

While guarantor companies have made renting far easier for foreigners, approval is not automatic. These companies also screen applicants based on income stability, visa length, and employment status.

Some rental services, such as XROSS HOUSE, include guarantor arrangements as part of their housing packages. This significantly reduces friction and eliminates the need for personal guarantors, making the process much smoother for non-Japanese residents.

Language barriers and contracts

Language can be another hurdle in Japan’s rental process.

Most rental contracts, explanations, and house rules are written entirely in Japanese, and landlords are often concerned about miscommunication regarding payment, maintenance, or house rules.

Common challenges include:

• Understanding complex contract clauses
• Explaining issues or repair requests
• Communicating with landlords or management companies

Because of this, some landlords hesitate to rent to foreigners who do not speak Japanese—even if all other conditions are met.

To overcome this, many foreigners choose:

• English-support real estate services
• Properties specifically designated as “foreigner-friendly”
• Furnished housing providers with multilingual staff

Using services that offer contract explanations and customer support in English greatly reduces misunderstandings and increases approval rates.

Common reasons applications get rejected

Even with valid documents, foreign rental applications in Japan can still be rejected. Understanding the most common reasons helps applicants prepare more effectively.

Short visa duration

Landlords may worry about early move-outs or overstaying risks if the visa duration is too short.

Unstable or unclear income

Freelancers, new hires, or applicants without clear income documentation may face additional scrutiny.

Guarantor company rejection

If the guarantor company denies approval, the rental application usually fails automatically.

Communication concerns

Landlords may reject applications if they believe communication will be difficult, especially for house rentals managed by individuals.

Property-specific landlord policies

Some landlords simply do not accept foreign tenants, regardless of qualifications. This is less common than before, but still exists.

Renting a House with XROSS HOUSE

Renting a house in Japan can be complicated for foreigners due to strict screening, high upfront costs, and language barriers. XROSS HOUSE was created to solve these issues by offering a rental system designed specifically for international residents.

Instead of adapting to Japan’s traditional rental rules, XROSS HOUSE simplifies the process and removes common obstacles for foreigners.

What makes XROSS HOUSE different?

XROSS HOUSE differs from traditional real estate services by focusing exclusively on foreign-friendly housing.

Key points include:

• Properties that accept foreign tenants from the start
• Simple and transparent application process
• Fewer hidden fees and clearer pricing
• One-stop support from application to move-out

This approach reduces uncertainty and prevents rejections that often occur with standard rental agencies.

Furnished houses and flexible contracts

Most houses in Japan are unfurnished, which can be costly and inconvenient for foreigners. XROSS HOUSE offers fully furnished houses, allowing tenants to move in immediately without buying furniture or appliances.

In addition, contracts are flexible:

• Short-term stays starting at one month
• Medium- and long-term options
• No excessive penalties for changes

This flexibility is ideal for new arrivals, professionals on assignment, students, and families transitioning into long-term life in Japan.

Support for foreigners living in Japan

XROSS HOUSE provides ongoing support beyond just housing.

Support includes:

• English-language assistance
• Clear explanations of contracts and house rules
• Help with move-in and move-out procedures
• Responsive customer support for daily issues

This ensures a smoother living experience, especially for those unfamiliar with Japanese systems.

Available houses and how to apply

XROSS HOUSE offers furnished houses in major urban and suburban areas, including Tokyo, Yokohama, and Kawasaki.

Application steps are simple:

• Choose a house online
• Submit basic documents
• Receive confirmation and move-in guidance

Many tenants can secure housing quickly, and even before arriving in Japan.

Summary: House Rentals in Japan

Renting a house in Japan is becoming increasingly accessible for foreigners, especially in major cities and suburban areas. While the rental process can still involve unique challenges—such as upfront costs, guarantor requirements, and language barriers—understanding the system makes a significant difference.

Houses offer more space, privacy, and long-term comfort compared to apartments, and they can be surprisingly affordable outside city centers. By choosing the right area, rental type, and contract length, foreigners can find housing options that fit both their lifestyle and budget.

For those who want a simpler and more reliable experience, XROSS HOUSE provides furnished houses, flexible contracts, and full English support. With reduced upfront costs and a foreigner-friendly process, renting a house in Japan becomes far less stressful—and much more practical for international residents.