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Essential Steps Before and Right After Arriving in Japan

Whether you’ve traveled from the other side of the world or from elsewhere in Asia, arriving in Japan after a long flight is no small feat—Otsukaresama. And welcome to Japan!

You may be eager to enjoy authentic Japanese food, explore the neon-lit streets, or start your sightseeing adventure right away. It’s an exciting time, and you deserve to soak it all in. However, before you can truly relax and embrace your new life, there are several critical milestones ahead to ensure you are fully settled.

“Where do I start? What are the exact procedures to follow?”

The real work of settling in begins the moment you land, and the sheer amount of bureaucracy—from managing your COE and Residence Card to navigating Rental Contracts and other required paper works—can feel overwhelming. Many newcomers find themselves stuck in a loop, wondering how to open a bank account without a permanent address, or how to rent an apartment without a bank account.

This guide is designed to bridge that gap. We have organized everything you need to know, from essential preparations before you fly to the administrative must-dos right after you land.

This guide is to help you navigate these essential first steps smoothly and efficiently. By following this roadmap, you can move from “just arrived” to truly feeling at home in Japan, as stress-free as possible. Let’s get started.

Before Departure: Once Your Move to Japan Is Confirmed, the First Step Is Obtaining a COE

Once it is confirmed that you will be moving to Japan for work or study, the first and most important step before departure is obtaining a Certificate of Eligibility (COE).

The COE is a document issued by Japan’s Immigration Services Agency that confirms you meet the requirements for a specific status of residence. For most long-term stays, it is an essential prerequisite for obtaining a visa.

Step 1: A Sponsor in Japan Applies for the COE

In most cases, the COE is applied for from within Japan by a sponsoring party, such as:

Your employer
Your school
A sponsoring organization
An immigration lawyer or administrative scrivener acting on your behalf

Applicants outside Japan generally cannot apply for a COE on their own.

The sponsor submits required documents—such as employment details, school enrollment information, or family relationship records—to immigration.

Step 2: COE Issuance by Immigration

If approved, immigration issues the COE.
This process typically takes 1 to 3 months, depending on the visa type and time of year.

Once issued, the COE is sent to you either as:

A physical document, or
An electronic COE (PDF), which is now widely accepted

Step 3: Apply for a Visa at a Japanese Embassy or Consulate

After receiving the COE, you apply for a visa at a Japanese embassy or consulate in your home country.

You will need:

Your passport
The COE (original or electronic)
A visa application form

Step 4: Prepare Key Financial Documents for Renting in Japan

If you plan to rent housing on your own in Japan (rather than through a company-arranged relocation), it is strongly recommended to prepare the following documents before leaving your home country:

Bank balance certificate
Proof of income (employment contract, salary certificate, tax payment certificate or recent pay slips)

These documents are often requested during:

Rental screening
Guarantor company review

Obtaining these documents after arriving in Japan can take extra time or be difficult, especially if your overseas bank requires in-person requests.

Preparing them in advance can:

Speed up the apartment application process
Improve approval chances

If your permanent residence in Japan has not yet been decided before departure, secure a temporary place to stay in advance.

Step 5: Finding the Real Estate Agent

Secure a Trusted Agent Before You Fly

Establish a relationship with a reliable, English-speaking agent while you are still in your home country will help. By sharing your preferences and documents early, your agent can filter out “foreigner-friendly” properties in advance, saving you days of frustration.

Leverage Online Viewings

Some agents can take you on a virtual tour via Zoom or FaceTime, showing you not just the room, but also the view from the window and the condition of the common areas.

Aim for “Ready to Move In” on Day One

Depending on the property, it is possible to complete the application and even sign the contract before you depart. Imagine landing at Narita or Haneda, picking up your bags, and heading straight to your own apartment.

Tips: Completing your housing search before arrival isn’t just “convenient”—it allows you to focus your first week on what really matters: registering your address, opening your bank account, and starting your new life.

(A separate article will cover “How to Find the Real Estate Agent for Expats in Japan”)

Documents Required to Rent an Apartment in Japan

After Arrival: Step-by-Step Setup in Japan

Step 6: Enter Japan and Receive Your Residence Card (在留カード)

Once the visa is issued, you can enter Japan.

For most long-term residents:

A Residence Card is issued at the airport upon arrival
Your status of residence and period of stay are printed on the card
Your address is not yet registered

To receive your Residence Card:

Passport with visa
Landing permission from immigration

After securing your home in Japan, you must register your address at your local city office.

Step 7: Securing a Temporary Base (Until Your Lease Begins)

Since it often takes a few weeks to finalize a long-term rental contract and pass the tenant screening, you will need a place to stay immediately after landing.

However, this isn’t just about finding a bed—it’s about finding a strategic “base” that allows you to start your paperwork.

Your Options for a Temporary Base:

Serviced Apartments / Monthly Mansions: This is the most recommended option. Unlike standard hotels, many serviced apartments allow you to register their address at the ward office. This allows you to get your Resident Record (Jumin-hyo) and open a bank account while you are still searching for or waiting to move into your long-term apartment.
Short-term Stays (Airbnbs/Hotels): Fine for a few days, but be careful. Most hotels will not allow address registration. If your long-term rental takes 3 weeks to finalize, you will be stuck without a bank account or phone number during that entire period.

⚠️ The “Transition Strategy”: I strongly suggest booking a serviced apartment for at least your first month. This gives you:

A legal address to start official procedures immediately.
A stress-free environment to visit properties and sign your long-term lease.
A buffer in case your long-term apartment move-in date is delayed.

By securing a “registration-friendly” temporary home before you fly, you ensure that your first week in Japan is productive, not just a waiting game.

Step 8: Get a Japanese Mobile Phone Number

A Japanese phone number is often required for:

Apartment applications
Bank account applications
Utility and service setup

However, major carriers usually require:

A Residence Card with a registered address

The major mobile phone carriers in Japan include NTT Docomo, au (KDDI), SoftBank, and Rakuten Mobile. Their shops can be found throughout cities across Japan.

Walk-ins are generally accepted, but stores are often busy, so making an online reservation in advance is strongly recommended. I also recommend checking with the store in advance regarding the required documents, as requirements may vary depending on your situation.

If your address has not yet been finalized, your options with major carriers may be limited, as they typically require a registered address on your Residence Card. In such cases, starting with a temporary SIM card or an MVNO plan is often the most practical solution. Some MVNO providers may accept a temporary address, allowing you to stay connected while you secure long-term housing.

Once your address is officially registered, you can then switch to a full mobile phone contract with a major carrier if needed.

This allows you to proceed with applications while completing other steps.

Step 9: Registering Your Address at City Hall (住民登録)

This step is mandatory and foundational.　

Deadline: Within 14 days of deciding your residence
Location: City Hall / Ward Office of your residential area

What to bring:

Residence Card
Passport
Address details (lease agreement may be requested)

What happens:

Address is printed on the back of your Residence Card
You are registered as a resident
You receive a Resident Record (住民票 / Juminhyo)

To register your address, you need to visit your local city hall (ward office) or a branch office that serves your residential area and submit the required documents. No appointment is required.

In the Tokyo metropolitan area, many offices provide multilingual guidance, and staff members are generally accustomed to assisting foreign residents. Unless your situation is unusual, the process is generally quite straightforward. If you feel unsure, you may contact the office in advance to ask whether language support in your preferred language is available—some offices can accommodate this upon request.

Because several documents are required for address registration, it is recommended that you confirm the required documents in advance before your visit.

Address registration can also be completed by mail, but this method tends to be more complicated and time-consuming. For most people, visiting the local branch office in person is the simplest and fastest option.

In addition, visiting the city hall or branch office allows you to learn about local services, community resources, and administrative support available in your area, making it a worthwhile visit beyond address registration alone.

Step 10: Opening a Bank Account in Japan

Because rent in Japan is typically paid by automatic bank withdrawal, having a Japanese bank account not only makes the rental process smoother but also expands the range of properties you can apply for. A Japanese bank account is also often required for salary payments, making it an essential part of daily life in Japan.

In general, a bank account can be opened after you have completed address registration at your local city office.

That said, many Japanese banks require you to have resided in Japan for at least six months before opening a standard account. However, some banks may allow earlier account opening if your employer or school is confirmed.

In addition, some banks, such as Japan Post Bank (Yucho Bank), allow new arrivals to open a non-resident account within the first three months, which can serve as a practical temporary solution after arrival.

It is also important to note that some service providers do not accept overseas-issued credit cards. For this reason, I recommend having at least one Japan-issued credit card whenever possible. To apply for a Japanese credit card, a Japanese bank account is generally required.

As a result, some newcomers find themselves in a frustrating loop:
you cannot open a bank account without an address, and you cannot finalize a rental contract without a bank account.

In that case, until your bank account is fully set up, arrangements such as advance rent payments or bank transfers can be negotiated, allowing the rental process to move forward without unnecessary delays.

(A detailed guide about bank is covered in a separate article.)

Step 11: National Health Insurance & Pension — Protecting Your Health and Your Visa Status —

Once you have registered your address, the next critical step at the ward office is enrolling in Japan’s social security systems. In Japan, health insurance and pension coverage are mandatory by law for all residents.

1. Do You Need to Register Personally?

Before you apply, check your employment status:

If you are a full-time employee: Your company usually enrolls you in “Social Insurance” (Shakai Hoken). They deduct premiums from your salary and handle the paperwork. You generally do not need to apply at the ward office.
If you are a student, freelancer, or dependent: You must manually enroll in the National systems at your local city hall or ward office.

2. National Health Insurance (国民健康保険 – Kokumin Kenko Hoken)

This is your safety net for medical expenses. Without it, a single trip to the emergency room could cost you thousands of dollars.

The Benefit: You only pay 30% of your medical bills; the government covers the other 70%.
Where to Apply: At the same time you register your address at the ward office.
What to Bring: Residence Card and Passport.
The Cost: Monthly premiums are calculated based on your previous year’s income in Japan. For newcomers with no prior Japanese income, the premiums are usually quite low.

3. National Pension (国民年金 – Kokumin Nenkin)

All residents aged 20–59 must join the pension system. While it may feel like a long-term concern, it has immediate legal importance.

The Cost: A flat rate of approximately ¥17,000 per month (as of 2025/2026).
Exemptions: If you are a student or have a low income, you can apply for a payment exemption or reduction. Do not just ignore the bills; apply for the exemption officially!
Lump-Sum Withdrawal: If you leave Japan permanently after paying into the system for at least 6 months, you can claim a partial refund (Lump-sum Withdrawal Payment).

⚠️ Critical Warning: Why You Must Not Skip This

Some newcomers try to avoid these payments to save money, but this can lead to serious consequences:

Visa Issues: The Immigration Bureau now strictly checks your insurance and pension payment history during visa renewals or PR (Permanent Residency) applications. Unpaid bills can lead to a visa denial.
Back-Payments: If you join late, you will be billed for all the months since you arrived in Japan, resulting in a large, unexpected bill.
100% Medical Costs: Without your insurance card, you must pay the full price for any medical treatment upfront.

Practical Tip for Newcomers

When you go to the ward office for your address registration, simply tell the staff: “Koku-ho (Health Insurance) and Nenkin (Pension), please.” In major cities like Tokyo or Osaka, multilingual staff or translation tablets are usually available to help you navigate the forms. It’s a straightforward process that usually takes less than an hour, but it provides peace of mind for your entire stay in Japan.

Step 12: Other Important Notifications

Depending on your situation:

Notify immigration of address changes
Register children for school
Apply for a My Number card
Update visa status if changing jobs

Common Mistakes to Avoid

Delaying address registration
Assuming banking is quick and easy
Signing leases without understanding requirements
Underestimating how long setup takes

Why Preparing in Advance Matters

If you start your home search from scratch after arriving in Japan, it can sometimes take around a month before you are able to finally move in.

Ideally, it’s best to move into your new home as soon as you arrive in Japan—but in reality, that doesn’t always happen.
Even so, starting your home search before arriving in Japan can make a big difference. By shortlisting properties in advance and then viewing them shortly after arrival, you can significantly reduce the time it takes to settle in. I also offer online viewings, which are especially helpful when you are still overseas.

Having the necessary documents prepared ahead of time can further speed up the process. Every expat’s situation is different, and the best approach varies depending on factors such as visa type, employment status, and timing. I take the time to understand your circumstances and work with you to find the most practical and stress-free way forward.

Relocating to a new country comes with many administrative tasks, and handling them in an unfamiliar language and environment can feel overwhelming. To ease that stress, I provide hands-on relocation support, including accompanying you to banks and local government offices when needed, so you don’t have to navigate these procedures alone.

If you’d like personalized support—from housing to relocation logistics—the initial consultation is completely free, and I’m happy to help you plan a smoother start to life in Japan.

Book a Free Consultation

Key Considerations When Choosing Where to Live in Tokyo

Upfront Costs When Renting in Japan — And How to Reduce Them

Moving to Japan is an exciting journey, but the apartment-hunting process can be a financial culture shock. Rental customs in Japan are quite different from those in many other countries, and Japan has a unique system of fees that must be paid upfront at the time of contract signing.

In this guide, I explain the upfront costs of renting in Japan and share practical tips for keeping initial expenses down. Since customs and market practices vary across Japan, this guide focuses on typical trends in the Tokyo metropolitan area.

How Much Are the Total Upfront Costs?

As a rule of thumb, you should prepare to pay 4 to 6 months’ worth of rent at the time of signing.
For example, if your monthly rent is ¥100,000, you will likely need ¥400,000 to ¥600,000 available in your bank account.

These upfront payments are called initial costs (初期費用 / shoki hiyō) and are paid at the time the lease contract is executed.

Breakdown of Initial Costs in Japan (What You’re Paying For)

Below are the most common fees you may see on a Japanese rental invoice.

1) Advance Rent (Prepaid Rent)

It is standard practice in Japan to pay one month of rent upfront.
If you move in mid-month, you may also be required to pay pro-rated rent for the remaining days of that month.

In Japan, rent is typically paid by automatic bank transfer. If you do not yet have a Japanese bank account and cannot set up automatic withdrawal at the time of contract, you may be required to prepay additional rent until the bank setup is completed.

2) Maintenance / Management Fee (管理費・共益費)

If your listing shows rent plus a separate management or maintenance fee, this fee covers shared building expenses, such as:

Cleaning of common areas
Elevator maintenance
Lighting in hallways
Building management services

This fee is often collected together with the advance rent at the time of contract.

3) Security Deposit — Shikikin (敷金)

This is a partially refundable deposit held by the landlord to cover:

Unpaid rent
Cleaning costs
Repairs beyond normal wear and tear

Deductions at move-out are common. The typical range is 1–2 months of rent, though some listings require no deposit.

Details regarding move-out settlements and repair charges will be explained in a separate article.

4) Key Money — Reikin (礼金)

Key money is a non-refundable payment made to the landlord, sometimes described as a “thank-you” gift.

Many expats assume that a “gift” should be optional, but when key money is listed as a condition, it is mandatory in order to rent the property.

That said, no–key-money listings are not uncommon.

Popular, high-demand properties often require key money because landlords can be selective.
Properties that have been vacant for a long time may remove key money to attract tenants.

In that sense, key money can sometimes reflect a property’s popularity or market demand—though there are also many excellent properties with no key money at all.

5) Agency Fee — Chūkai Tesūryō (仲介手数料)

This is the brokerage fee paid to the real estate agency at contract signing.
It covers services such as:

Initial consultation
Property search and viewings
Contract explanation and coordination
Key handover

The commonly referenced maximum is up to one month’s rent + tax.

6) Guarantor Company Fee (保証会社費用)

Most rentals require a guarantor company, especially for foreign tenants.

The initial fee is usually 50–100% of one month’s rent, with possible renewal fees later.
For those who are new to Japan or do not yet have a Japanese bank account, 100% of one month’s rent is quite common.

7) Insurance (Fire & Liability Insurance)

Most leases require tenant insurance, usually purchased as a 2-year policy.

This insurance typically covers:

Fire damage
Water leaks
Personal liability (damage caused to neighboring units)

Many tenants forget about this insurance after moving in, but if something unexpected happens during your stay, you should always check whether the insurance applies.
If needed, I can also assist with contacting the insurance company and handling claims.
(Not all real estate agents provide post-move-in support, so this is something to confirm in advance.)

8) Key Exchange / Lock Replacement Fee

Many landlords or management companies charge a one-time lock replacement fee at move-in, typically ¥15,000–¥30,000.

FAQ: Can this fee be skipped?
Technically, it is not legally mandatory. However, most management companies insist on it for security and liability reasons. If the locks are not changed, the previous tenant may still have a spare key.

Note:
For high-security dimple keys or smart locks, the fee may be higher and replacement is usually mandatory.

9) “Optional” Fees That Often Appear

Depending on the property and management company, you may also see:

Cleaning fee: ¥30,000–¥60,000
Disinfection / pest control fee: ¥10,000–¥25,000
24-hour support service fee: ¥10,000–¥20,000
Document preparation / administration fee: ¥5,000–¥15,000

These fees vary widely and are another reason why comparing total move-in cost is more important than rent alone.

Fee Summary Table (Japan)

Fee Item	Japanese Name	Refundable?
Security Deposit	Shikikin (敷金)	Yes (partially)
Key Money	Reikin (礼金)	No
Agency Fee	Chūkai Tesūryō (仲介手数料)	No
Guarantor Fee	Hoshō-gaisha Hiyō (保証会社費用)	No

Average Move-in Costs in Tokyo

Tokyo’s rental market is premium. Below is a practical budget guideline.

Apartment Type	Avg. Monthly Rent	Estimated Total Upfront Cost
Studio (1K / 1R)	¥80,000 – ¥120,000	¥320,000 – ¥720,000
1BR (1LDK)	¥120,000 – ¥250,000	¥480,000 – ¥1,500,000
2BR (2LDK)	¥200,000 – ¥350,000	¥800,000 – ¥2,100,000

Real-Life Simulation: Renting a ¥200,000 1LDK in Tokyo

Example invoice for a high-end 1LDK in Shibuya or Minato:

Rent: ¥200,000
Security Deposit (1 mo): ¥200,000
Key Money (1 mo): ¥200,000
Agency Fee (1.1 mo): ¥220,000
Advance Rent (1 mo): ¥200,000　*Depending on your move-in timing
Guarantor Company Fee (1 mo): ¥200,000
Fire Insurance & Lock Exchange: ¥40,000

TOTAL ESTIMATE: ¥1,260,000

FAQ: Can I Negotiate Initial Costs?

Yes, negotiation is possible—but it must be handled carefully.

You can ask for rent reductions or waivers of key money. However, aggressive negotiation may cause the landlord to view you as a “difficult tenant,” which could negatively affect screening results.

If a property has been vacant for a long time, or if the landlord’s situation allows flexibility, negotiations may succeed.
This is why it’s best to consult your agent first, as agents often know which properties are negotiable.

If you’d like to learn about common obstacles foreigners face when renting in Japan, please see this article.

“No Foreigners Allowed?” — Understanding Rental Challenges in Japan

Practical Ways to Reduce Initial Costs

Look for “Free Rent” Listings

Some properties offer 1–2 months of free rent, meaning you do not pay rent during that period. This significantly reduces upfront costs.

Free rent is often offered when:

The landlord wants to fill a vacancy quickly
A newly built apartment is leasing multiple units at once

Negotiating rent reductions is often frowned upon, but free-rent listings are relatively common and worth targeting if budget is a concern.

Check for “No Key Money” Listings

Many properties are advertised with no key money.
Removing key money alone can reduce upfront costs by 1–2 months’ rent.

Consider UR Housing

UR rentals are government-affiliated properties with:

No agency fee
No key money
No guarantor company fee

The quality is generally good, but availability is limited and competition is high, which can be a challenge.

You can find more details about UR Housing here.

The “Off-Season” Advantage

Moving in July, August, or November gives you more leverage.
During peak season (January–March), landlords receive many applications and rarely negotiate.

However, properties that remain vacant after March often prompt landlords to become more flexible—making them good negotiation targets.

Timing Affects Cash Required

Because you may need to pay pro-rated rent plus a full month in advance, your move-in date affects how much cash is required upfront.

In some cases, moving in at the very beginning or end of a month may reduce the immediate payment. However, this depends on whether automatic bank transfer is already set up, so it is always case by case.

The steps for opening a bank account in Japan will be covered in a separate article.

Renewal Fees: One Thing to Keep in Mind

While not part of the initial move-in costs, renewal fees are an important factor to consider for future expenses—especially if you plan to stay for more than two years.
In Japan, residential leases are typically for two years, and at the time of renewal it is common to pay a renewal fee equivalent to one month’s rent. That said, some properties do not charge a renewal fee. For this reason, whether or not a renewal fee applies can be an important decision point when searching for a property, particularly if you want to keep long-term housing costs down.

Have You Considered Buying Instead?

In Japan, depending on the area and the property, some homes can be purchased at surprisingly accessible prices—for example, studio units under ¥10 million and 1LDK units starting in the ¥10 million range.

If you later move out, you can sell or rent out the property.
Unlike rent, which is purely an expense, purchasing creates an asset.

For foreign buyers paying in cash, purchasing can sometimes be easier than renting. If you are considering Japan as an investment destination, buying may be worth exploring. I also assist with property purchases.

Reduce Costs by Preparing Before You Arrive

During the period between arriving in Japan and securing a home, many people stay in serviced apartments or hotels, which means paying high short-term rent on top of the upfront move-in costs.

If you start searching for a home only after arriving in Japan, the timeline to move in can vary depending on your situation, but even in the fastest cases, it usually takes around two weeks, and in many cases three weeks to a month or more before you can move into a long-term rental.

To reduce these expenses and shorten the temporary stay, preparing as much as possible before arriving in Japan is essential. Having the required documents ready in advance can also make the rental process much smoother and help shorten the overall timeline.

I can support the entire rental process fully online, allowing you to complete the contract before your arrival if needed.

For a step-by-step overview of the rental process in Japan and a list of required documents, please refer to this article.

How to Rent An Apartment in Japan―A Step-by-Step Guide for Foreigners

Documents Required to Rent an Apartment in Japan

Conclusion

Japan’s rental system may feel surprising compared to your home country, but understanding the costs and preparing in advance can greatly reduce stress.

I can support you from before your arrival in Japan, including area and property recommendations, online viewings, and even completing the lease contract fully online. By understanding your priorities and situation, I aim to help you find a home that truly fits your needs—while also proposing practical ways to keep your overall costs as low as possible. I provide tailored property searches based on your budget and situation, along with practical advice and negotiation strategies.

Initial consultation is completely free, so please feel free to reach out if you’d like personalized guidance.

Book a Free Consultation

Key Considerations When Choosing Where to Live in Tokyo

If you are not very familiar with Tokyo, it can feel almost impossible to know where to start when choosing an area to live. Tokyo is vast, and without local knowledge, everything can look equally confusing at first glance.

Before looking at floor plans or listing photos, it’s important to imagine how you want to live in Tokyo.

Most clients do not have clear preferences at the beginning. Especially in an unfamiliar city, where there are so many options, it’s very easy to feel overwhelmed and unsure about what is truly best.

That’s why I work with clients to clarify their priorities—thinking together about what is realistically possible in Tokyo—and then select areas and properties that best match their overall vision and needs.

Some people actually feel overwhelmed if they are asked too many questions, so I adjust my approach on a case-by-case basis. But I usually talk through these topics casually during our conversations.

How long of a commute is acceptable for you?
Do you work from home?
Do you prefer a quiet environment, or do you enjoy lively neighborhoods?
Are you comfortable walking from the station, and if so, how many minutes?
Do you like neighborhoods with a traditional, local “shitamachi”(old charm) atmosphere?
Or do you prefer Tokyo’s most modern and cutting-edge areas?
How do you usually like to spend your weekends?
How often do you go grocery shopping? (Refrigerators in Japan might be smaller than those in your countries!)

By talking over these points together, we gradually narrow down suitable areas and properties.

As a next step, when further refining specific locations and properties, below are key points to consider when choosing a property’s area and location—including factors that don’t appear in listings and may not always be highlighted by your agent.

Location and Rent: What Really Drives Prices in Tokyo

In Tokyo, rent prices are driven primarily by transportation convenience and distance from the station.

A good starting point is to think about where you commute to—such as your office, school or your child’s school—and decide how many minutes of travel time you are willing to accept. From there, consider areas within that radius and compare their characteristics.

Transportation Considerations

Tokyo has an extremely well-developed public transportation system. A 20-minute train ride can take you in almost any direction.

That said, if you dislike commuting, it’s often better to look for areas where you can minimize travel time, or even live within walking or cycling distance. If you need to commute during peak hours, it’s also important to consider whether you can tolerate Tokyo’s notoriously crowded trains.

On the other hand, some people don’t mind being on the train. In those cases, living a bit farther from the city center often means lower rent and a calmer residential environment.

Families and School Considerations

For families with children, it’s common to struggle between living close to school or close to work. This choice depends entirely on each family’s values.

Ideally, attending a school close to your workplace is the most convenient. In central areas like Roppongi and Azabudai, there are international schools such as ASIJ preschool, British schools, Tokyo International School, International School of the Sacred Heart and so on.

However, well-established international schools with spacious campuses—such as ASIJ and St. Mary’s International School—are often located slightly outside the city center.

When considering international schools, think about whether car drop-off is possible, whether school buses are available, and how easy the commute is by train.

(Education options will be covered in a separate article.)

Distance from the Station

In Tokyo, the closer a property is to the station, the more expensive the rent tends to be. If you expect to use trains frequently, living near a station is ultimately more convenient, with more shops and daily amenities nearby. However, station areas are often commercial zones, which can feel busy and cluttered. If you prefer a calm residential neighborhood, looking a bit farther from the station can make sense—particularly when it allows you to rent a property of similar quality at a more reasonable price.

Safety

However, especially for women, keep in mind that residential neighborhoods in Tokyo can become very quiet at night, with little foot traffic. While Tokyo is very safe, walking alone at night on streets with almost no people around may not feel comfortable. This is another important factor worth considering when choosing your home.

The atmosphere of a neighborhood can feel very different during the day compared to at night, so it’s important to keep that in mind when viewing properties.

Terminal Stations and Rent Levels

Major terminal stations such as Ikebukuro, Shinjuku, and Shibuya are large commercial areas, so there are relatively few residential properties directly nearby (though you will find apartments if you walk a bit).

In redeveloped stations like Shibuya, some commercial buildings now include residential floors on upper levels. If you really want to live close to a terminal station, looking between that station and the next one is often a good strategy.

In general, rent decreases the farther you move from terminal stations.

Express Stops vs. Local Stops

Stations where express trains stop tend to be more convenient and therefore slightly more expensive. Stations served only by local trains can have fewer services and feel less convenient.

However, express trains are often crowded, so if you’re comfortable taking local trains at a slower pace, this may not be an issue.

Even along the same train line, convenience can vary greatly from one station to the next depending on how developed the station area is.

Hidden Pitfalls of Train Lines

Some train lines are consistently crowded, prone to delays, or only served by local trains, which can mean fewer services than expected. Japan’s trains have been famous for their punctuality, but in recent years delays have become more common as rail networks have expanded and grown increasingly complex. (As a Japanese, I personally find it hard to tolerate waiting more than 10 minutes for a train at the station.) Since delay patterns tend to vary by train line, it’s a good idea to understand these differences when deciding where to live. These factors are not always obvious from listings alone, so consulting an agent is the most reliable way to avoid unpleasant surprises.

If You Rely on a Car

If your main mode of transportation is driving, proximity to a station becomes much less important. Instead, you should focus on whether parking is included or if nearby parking is available.

That said, it’s important not to underestimate Tokyo traffic. A 30-minute drive in Tokyo traffic might be very different from a 30-minute drive on a quiet highway in your country.

Slopes and Elevation

Tokyo has many hills and slopes more than you expect. Even if a property is listed as “a few minutes from the station,” steep slopes can make the walk more challenging than expected, so this is something to check carefully.

That said, areas on higher ground are often considered higher-grade residential neighborhoods.

Alternative Transportation

Bicycles are also a convenient way to get around, but even cyclists can struggle to find parking. In Japan, bicycles parked in unauthorized areas may be removed by local authorities. In that sense, rental bicycles are extremely convenient, as they eliminate the need to search for parking spaces.

In recent years, shared bicycles and electric scooters have become much more common in Tokyo and are very convenient. Considering crowded trains and traffic congestion, choosing a property with these options in mind can be a practical approach.

Your choice of train line significantly affects your daily life, and even stations on the same line can feel very different. Understanding each area’s characteristics and finding a property that truly fits your needs is much easier—and more reliable—when working with an agent who knows Tokyo well.

Lifestyle & Hobbies

Where Do You Want to Escape on Weekends?

Tokyo is surrounded by mountains, so by traveling just a short distance outside the city by car or train, you can enjoy the sea or the mountains even on a day trip. However, because Tokyo itself is so massive, crossing the city to reach the opposite side can be surprisingly time-consuming.

For this reason, your personal preferences—such as loving the ocean or wanting to go skiing almost every weekend in winter—can also become an important factor when deciding where to live.

Northern areas offer easy access to Chiba, where many golf courses are located. Chiba has also gained attention in recent years for second homes, such as in Katsuura, where you can enjoy a marine lifestyle. Access to Narita Airport is another advantage.

Southern areas provide easy access to Kanagawa, making weekend trips to Shonan, Hayama, Hakone, and Izu very convenient. These areas also offer easier access to the Tokaido Shinkansen without going all the way to Tokyo Station, making trips to Osaka and Kyoto smoother. Proximity to Haneda Airport is another benefit.

Western areas offer good access to Nagano and popular resort areas such as Karuizawa, , making them a great choice for snow sports lovers.

Central Tokyo provides easy access to expressways, making weekend escapes to the suburbs manageable. Dining and shopping options are unmatched, making it ideal for those who enjoy eating out. Some central business areas can feel surprisingly quiet on weekends, which I personally enjoy.

Disaster Preparedness & Safety

Tokyo is very safe, but there is also the reality that we must always be prepared for natural disasters.

Things I check with clients include:

Flood and earthquake hazard maps
Building age and compliance with current earthquake resistance standards
Whether the property is in a low-lying or reclaimed area

Even if a building meets modern earthquake standards, properties on soft ground or in flood-prone areas can be more vulnerable.

Tokyo has many rivers, and river-adjacent areas often have softer ground. In addition, many waterfront areas are built on reclaimed land. While these areas are engineered with this in mind and are not automatically dangerous, they are sometimes avoided from a ground-condition perspective. That said, riverside and waterfront properties often offer excellent views.

While walking through the city, you may sometimes notice pleasant greenways that are ideal for walking and enjoying the surroundings. Greenways were typically built over former rivers, meaning the ground in these areas is also considered relatively weak.

Older neighborhoods may have very narrow, unplanned streets where emergency vehicles have difficulty accessing properties. In addition, such areas often have dense clusters of older wooden houses, which can increase fire risk and make firefighting more difficult.

(Disaster preparedness will be explained in more detail in a separate article.)

One more Tip

As mentioned, Tokyo is also a city with many hills. Areas with names including “-dai” or “-yama” are often on higher ground and tend to be desirable residential neighborhoods.

If You Want to Keep Rent Low

Tokyo’s borders are lined by rivers such as the Tama River and Arakawa. Simply crossing into neighboring prefectures like Kanagawa, Saitama, or Chiba often results in noticeably lower rent.

While crossing rivers by car can be inconvenient due to bridge access, by train it’s often just one or two stops away, with little loss of convenience. These areas also tend to have more affordable shops and lower overall living costs compared to central Tokyo.

My Personal Recommendations

My clients often ask, “So where is actually good to live?”
Tokyo has so many interesting and wonderful neighborhoods that narrowing it down to just a few is truly difficult. That said, I’d like to share the areas I personally recommend most.

Hiroo

A rare balance of convenience, livability, and greenery. If you want to actively enjoy Tokyo, living closer to the city center is often more practical. While Hiroo is known as an expensive area, it also has many older buildings, and depending on conditions, you can sometimes find surprisingly reasonable options.

Ebisu

The neighboring station between Hiroo and Shibuya. With access to both the Hibiya Line and JR Yamanote Line, it is actually more convenient than Hiroo in some ways. It offers large station buildings, refined complexes like Ebisu Garden Place, and many local restaurants. Despite being just one stop from Shibuya, it remains calm and mature. Daikanyama is within walking distance, making it one of my top recommendations for living alone in Tokyo.

Sakurashinmachi

A quiet residential area slightly outside the city center. The station area features a large, well-organized shopping street lined with cherry trees—quite rare in Tokyo. Komazawa Park is within cycling distance. Although the Den-en-toshi Line can be crowded, access to Shibuya is excellent, offering a balance of calm living and convenience.

Musashi-Koyama

A unique blend of strong local character and modern redevelopment. Just four minutes from Meguro Station on the Meguro Line, it features a lively covered shopping arcade full of traditional local shops. At the same time, ongoing redevelopment has added a modern touch. One Italian client once described Musashi-Koyama as “the Venice of Tokyo” (though I can’t fully confirm that!). The large Rinshi-no-Mori Park is also nearby.

Finding a Home That Truly Fits Your Life

Photos and online listings don’t tell the full story. The most popular area is not always the best for you. Choosing a home in Tokyo is about aligning your priorities with the realities of the city.

If you’re unsure where to start, feel free to reach out

As a Tokyo native and an independent real estate agent, I work across all areas of Tokyo and the surrounding regions, without being limited to specific locations or listings. I do not have to prioritize company interests, and I always act in my clients’ best interests.

I take the time to understand your priorities and circumstances, help you narrow down the areas and properties that best fit your needs, and guide you through the process with practical, local insight.

Beyond home searching, I also support clients with other relocation-related challenges that come with moving in Japan, helping you avoid common pitfalls and settle in with confidence.

The consultation is completely free, so please feel free to reach out.

Book a Free Consultation

Here are some related articles that may help you take the next step.

Where to Live in Tokyo?―Understanding Tokyo’s Residential Areas

Documents Required to Rent an Apartment in Japan

Where to Live in Tokyo?―Understanding Tokyo’s Residential Areas

As a real estate agent working with international clients, I’m often asked the same question:

“Which area of Tokyo is the best to live in?”

The honest answer is that there is no single “best” area.
What matters is how each area fits your lifestyle, budget, and daily commute.

Tokyo is a gigantic city, and every neighborhood has its own appeal.
That diversity is one of Tokyo’s greatest strengths.　Cutting-edge buildings stand next to long-established local shops that continue to thrive, while new stores and concepts are constantly emerging. Large parks are scattered throughout the city, and neighborhoods continuously evolve as businesses change.

Because of this, Tokyo is an exciting city where there is always something new to discover.

Explaining Tokyo in full detail would require an entire guidebook.
However, to help you grasp the overall picture as a first step before choosing where to live, this article introduces the broad characteristics of Tokyo’s main residential areas.

(For more detailed guidance on how to choose a property, please refer to this article.)

Key Considerations When Choosing Where to Live in Tokyo

The Four Main + One Areas Around the Castle

Although Tokyo is vast, it is often helpful to think of it as being divided into four major areas:

Johoku (North Tokyo:Kita, Itabashi, Toshima, Bunkyo)
Jonan (South Tokyo:Shinagawa, Ota, Meguro, Setagaya)
Joto (East Tokyo)
Josei (West Tokyo)

The prefix “Jo” (城) means castle, referring to the Imperial Palace (formerly Edo Castle).
These areas are defined by their relative position—north, south, east, and west—around the Imperial Palace. These area classifications are informal and may differ depending on the source. For clarity, I would add Central in addition to these 4 areas.

Central Areas

Chiyoda Ward

Chiyoda sits at the heart of Tokyo’s 23 wards. It is home to key national institutions such as the Prime Minister’s Office and the National Diet.
At the same time, it includes some of Japan’s most prestigious residential neighborhoods, such as Bancho, along with Marunouchi, one of Tokyo’s best-known business districts, and Akihabara, a global center for electronics and subculture.
All of these areas surround the Imperial Palace, creating a uniquely diverse urban landscape.

Chuo Ward

Chuo Ward blends history and modernity. Nihonbashi, the historical starting point of Japan’s major highways, and Tsukiji, known for high-quality food culture, retain a traditional atmosphere.
At the same time, Ginza, one of Japan’s premier luxury shopping districts, and the redeveloped waterfront areas of Harumi and Tsukishima, which played a role in the Tokyo 2020 Olympics, represent a modern and glamorous side of Tokyo.
Redevelopment in Nihonbashi has also led to an increase in high-end modern residences.

Shibuya Ward

Shibuya Ward is home to Shibuya Station, one of Tokyo’s most iconic and representative downtown districts.
It is widely known as a center of fashion and trends, with numerous large-scale commercial facilities.

Despite being located in the heart of the city, the area also offers abundant greenery, including Meiji Jingu Shrine and Yoyogi Park.

In addition, it features highly desirable residential neighborhoods such as Ebisu, which consistently ranks near the top of “most desirable places to live” surveys, and Shoto, a well-known high-end residential area.
As a result, Shibuya Ward enjoys an excellent living environment as well as strong urban appeal.

Shinjuku Ward

Shinjuku Ward continues to develop around Shinjuku Station, the world’s busiest station in terms of daily passenger volume.
It is home to the Tokyo Metropolitan Government Building and the high-rise office district of Nishi-Shinjuku, as well as major entertainment areas such as Kabukicho, often referred to as “the city that never sleeps.”

At the same time, the ward also includes areas such as Takadanobaba where many universities and educational institutions are concentrated, including Waseda University. Ochiai, which has seen rapid population growth as a residential area in central Tokyo. There are also many Japanese language schools.
As a result, Shinjuku is a diverse area where people of all generations live side by side.

Johoku – North Tokyo

Smart Value, Residential Comfort, and Long-Term Stability

Includes:
Kita, Itabashi, Toshima, Bunkyo

General View

Johoku is where you can find a strong balance between price and livability.
Rents and purchase prices tend to be lower than in central or southern Tokyo, while train access remains excellent.

Major Areas

Bunkyo Ward

An academic district with numerous educational institutions including Tokyo University. It attracts students as well as education-focused Japanese families.
Residential neighborhoods such as Nezu, Gokokuji, and Hongo coexist with historical buildings like the Hatoyama Residence, gardens such as Chinzanso and Koishikawa Korakuen, and historic shrines including Nezu Shrine and Yushima Tenjin.

Toshima Ward

Home to Ikebukuro, one of Tokyo’s major sub-centers, along with Sugamo (“Grandma’s Harajuku”) and the upscale residential area of Mejiro.
Toshima has one of the highest population densities in Japan and excellent access to other prefectures via JR and private railways.

Kita Ward

Known for its large number of JR stations—11 in total, the most in Tokyo’s 23 wards.
Stations such as Oji, Akabane, and Tabata function as important transport hubs with multiple lines.

Itabashi Ward

A residential-focused area that includes large housing complexes such as Takashimadaira as well as traditional upscale neighborhoods like Tokiwadai.
Served by four major rail lines, providing convenient access to central Tokyo.

Schools

Tokyo University
Rikkyo University
Gakushuin University
Tokyo International University

Easy Access from Johoku

Direct rail access to Saitama Prefecture and Ibaraki Prefecture
Close to expressway interchanges, making trips to Nagano and Niigata very convenient (Particularly suitable for those who enjoy mountains over weekends!)
Rental prices tend to become more affordable north of Ikebukuro

While Johoku is not known as a trendy or fashion-forward area, it offers a rich variety of local shops and restaurants, providing a comfortable and very “Japanese” everyday lifestyle.

Jonan – South Tokyo

International Appeal, Convenience, and Premium Living

Includes:
Shinagawa, Ota, Meguro, Setagaya

General View

This area retains its reputation as a high-end residential zone due to its historical background of former daimyo estates and elite residences.
It offers a rare balance of trendiness, greenery, and calm living environments, and has long been home to many embassies, as well as numerous international schools.
As a result, many international families choose to live in this area.

Major Areas

Meguro Ward

Well known for Nakameguro, famous for cherry blossoms, and stylish neighborhoods such as Daikanyama and Jiyugaoka.
Residential areas like Aobadai, Yakumo, and Komaba are highly regarded. The ward also features historic slopes and landmarks.

Shinagawa Ward

Rapidly redeveloped areas such as Osaki and waterfront districts coexist with traditional shopping streets like Togoshi-Ginza, Hatanodai, and Musashi-Koyama. The Jonan Gozan area is a discreet but prestigious residential zone. Shinagawa also serves as a gateway to the Shinkansen and Haneda Airport, making regional and intercity travel highly convenient. With large-scale redevelopment projects continuing, the area is attracting growing attention.

Ota Ward

Home to Haneda Airport, along with upscale residential areas such as Denenchofu and Sanno. This area historically had a high concentration of small factories, and even today you can find a blend of old townscapes woven into the neighborhood.
Its excellent access by train, car, and plane, combined with abundant greenery, makes it very popular with families.

Setagaya Ward

The most populous ward in Tokyo. Known for large parks such as Komazawa Park and Kinuta Park, and home to many foreign families.
Prestigious residential areas like Seijo and the redeveloped Futakotamagawa, where Rakuten’s headquarters is located, attract many expatriates.

Schools

High concentration of international schools and preschools
University of Tokyo (Komaba Campus)
Keio University, Sacred Heart University, Komazawa University, Nippon Sport Science University
Keio University Hiyoshi Campus (in neighboring Kanagawa)

Easy Access from Jonan

Easy access to Tokaido Shinkansen
Easy weekend trips to Hayama, Kamakura, Hakone, and the Izu Peninsula
Close to Haneda Airport, ideal for frequent travelers

Who I Recommend Jonan To

Expats and executives
Clients who value international environments
Those with flexible budgets seeking convenience

Joto – East Tokyo

Space, Value, and Waterfront Living

Includes:
Taito, Sumida, Koto, Arakawa, Adachi, Katsushika, Edogawa

General View

Compared to the Jonan area, Joto generally offers lower rents, while still providing reasonable access to Tokyo Station.
Its strong downtown atmosphere appeals to those who enjoy traditional neighborhoods.

Major Areas

Adachi Ward

Adachi Ward is rich in natural environments such as rivers and parks, including the Arakawa River.
After developing historically as a post town, the population increased with the expansion of railway networks, and today it has become a popular residential area.

The area around Kitasenju, a terminal station served by five rail lines—including the JR Joban Line, Tokyo Metro Chiyoda Line and Hibiya Line, Tobu Isesaki Line, and the Tsukuba Express—is particularly lively.
The ward has actively promoted redevelopment projects and attracted universities, resulting in a vibrant and dynamic atmosphere.

Arakawa Ward

Arakawa Ward has undergone large-scale redevelopment, particularly around Minami-Senju, which is said to be one of the largest redevelopment projects in Tokyo.

While the influx of families has been notable, the ward still retains traditional streetscapes such as small factories and workshops, and many long-time residents continue to live there.
It is one of the areas in Tokyo where the shitamachi (traditional downtown) atmosphere can be felt most strongly.

Taito Ward

Taito Ward includes Ueno, a major gateway to eastern Japan where Shinkansen lines operate, as well as Asakusa, a highly popular tourist destination.
Because of this, the ward enjoys strong recognition among international visitors.

In addition to serving as a hub for tourism and transportation, Taito Ward is home to many cultural and historical sites, including the Tokyo National Museum, the National Museum of Western Art, and the Former Iwasaki Residence.
Not only the exhibits but also the architectural styles of these buildings can be appreciated.
This is an area where urban sophistication and traditional downtown character coexist.

Sumida Ward

Sumida Ward is characterized by traditional neighborhoods such as Ryogoku, Kyojima, and Mukojima, and a strong downtown atmosphere permeates the entire ward.

While preserving a deep connection to history and culture dating back to the Edo period, Sumida Ward has continued to evolve by balancing tradition and innovation.
In recent years, redevelopment has progressed alongside the opening of Tokyo Skytree, symbolizing this coexistence.

Koto Ward

Koto Ward faces Tokyo Bay and is characterized by its many rivers and canals.
This area was reclaimed during the Edo period and developed over time.

Neighborhoods such as Fukagawa and Kameido retain a strong downtown culture and a warm, community-oriented atmosphere.
At the same time, waterfront areas such as Toyosu and Ariake have seen rapid development, with high-rise buildings and tower condominiums.
These areas also served as venues for the Tokyo 2020 Olympic Games.

Katsushika Ward

Katsushika Ward is known for its strong sense of downtown warmth and for being the setting of classic Japanese films that evoke traditional Japanese life.

Shibamata has been designated as one of Tokyo’s first Important Cultural Landscapes, and scenic sites such as Horikiri Iris Garden, which was selected as one of the famous landscapes of Edo, continue to preserve a rich historical atmosphere.

Schools

Increasingly popular with families
Good access to international schools in eastern and central Tokyo

Easy Access from Joto

Excellent access to Chiba Prefecture, ideal for marine sports and beach activities
Easy trips to Tokyo Disney Resort and Narita Airport

Josei – West Tokyo

Includes:

Nakano, Suginami, Nerima

General View

This area also extends along the Chuo Line and has a strong and loyal following.
Neighborhoods such as Ogikubo and Koenji consistently rank high in surveys of the most desirable places to live.

Major Areas

Nakano Ward

Nakano Ward is located close to central areas such as Shinjuku, yet it is characterized by a large number of shopping streets and residential neighborhoods, and people from a wide range of generations live here.
It is known as a center of subculture and attracts attention from both within Japan and overseas, particularly for Nakano Broadway, which is filled with shops that are irresistible to enthusiasts and collectors.

At the same time, in recent years, redevelopment projects such as Nakano Shiki no Machi have promoted the attraction of universities and companies, bringing in new groups of residents and further diversifying the area.

Suginami Ward

Suginami Ward is a residential area with two faces: the advantages of living close to the city center and the comfort of suburban living.
While it is home to prestigious residential neighborhoods such as Eifuku and Hamadayama, it also has many lively shopping streets and a down-to-earth atmosphere, along with active local events that reflect a strong sense of community.

In particular, seasonal events such as the Asagaya Tanabata Festival and the Koenji Awa Odori attract more than 800,000 visitors from both inside and outside the ward each year, and have become well-loved summer traditions in Tokyo.

Nerima Ward

Nerima Ward is known as the birthplace of Japanese animation.
Around Oizumi-Gakuen Station, where Toei Animation is located, there are many spots unique to this “sacred place,” such as Oizumi Anime Gate and Oizumi Yumeteru Shopping Street, and nearly 100 animation production companies are concentrated in the ward.

In addition to its convenient access to central Tokyo, Nerima Ward has the largest amount of greenery and park space among Tokyo’s 23 wards.
Major parks such as Hikarigaoka Park and Shakujii Park contribute to the ward’s reputation as a residential area that successfully balances urban convenience with a green living environment.

Schools

Chuo University, Seikei University, ICU

Easy Access from Josei

Convenient access to western Tokyo and Yamanashi
Popular for hiking, lakes, and Mount Takao
A good balance of city life and nature

Who I Recommend Josei To

Professionals and young families
Clients prioritizing train access and lifestyle
Those comfortable with competitive markets

Final Thoughts

Tokyo is constantly evolving. While it is impossible to capture every detail, historical trends still shape the overall character of each area.
At the same time, redevelopment projects or sometimes university relocations continue to change neighborhoods.

Again, rather than trying to understand all of Tokyo at once, I recommend first narrowing your options based on commutable distance from your workplace or school.

Also, there is no need to give up simply because popular areas are often associated with higher rents.
Depending on the property’s specific conditions, it is sometimes possible to find reasonably priced options even in highly sought-after areas.
For this reason, it is important not to rule out popular neighborhoods from the beginning and to explore your options carefully.

For more detailed guidance, please refer to the article on key points to consider when choosing a property in Tokyo.

Next Steps in Your Tokyo Home Search

I hope this article has helped you get a general sense of Tokyo as a first step in your home search.

That said, Tokyo is still an enormous city, and choosing the right area can feel overwhelming.
But don’t worry—let’s talk about your home search together. I’ll take the time to understand your preferences and circumstances, and help you identify the area and property that best fit your needs.

As an agent who was born and raised in Tokyo, I’m able to share insights that go beyond what you can find in listings alone—such as the true character of each neighborhood and how it actually feels to live there. I always take the time to listen carefully to each client’s needs and circumstances, and then help narrow down suitable areas and properties together.

As an independent real estate agent, I don’t push properties based on company priorities—I focus on what truly works best for you.

If you have any worries or questions about moving, I’m more than happy to talk them through with you.
Please feel free to reach out anytime—I’d love to help make your move to Tokyo as smooth and stress-free as possible.

Get Free Personalized Property Suggestions

To better understand the rental process in Japan, please refer to this step-by-step guide.

How to Rent An Apartment in Japan―A Step-by-Step Guide for Foreigners

Air Conditioner Broken in Japan? What Foreign Renters Must Know Before Calling a Repair Service

AC Troubles in Brutal Japanese Weather

When your AC suddenly dies right in the middle of summer or winter, it’s enough to make you panic.
Japan’s summers can be brutally hot, and in some regions, winters can be bitterly cold.

In Japan, air conditioners are usually installed in each room. They are often high-performance, but at the same time, it is not uncommon for them to develop sudden issues during everyday use—more often than many foreign residents might expect. This is partly due to their advanced complexity and the extreme heat and cold they are exposed to.

You naturally want to fix it as quickly as possible. But in that moment, many tenants—especially foreign residents—find themselves wondering:

• What should I do first?
• Who is responsible for the repair cost?
• Can I arrange the repair myself and ask for reimbursement later?

In this article, I’ll walk you through the key points to watch out for, so you can handle the situation calmly, resolve it properly, so you can avoid unnecessary stress and unexpected out-of-pocket expenses.

Key Takeaways

Confirm repair responsibility at the time of contract signing, including which equipment is landlord-owned and which is not.

Normal aging and wear of landlord-owned equipment → usually the landlord’s responsibility

Negligence, misuse, or tenant-installed equipment → often the tenant’s responsibility

Always contact the landlord or management company first before arranging any repairs

Do not arrange repairs on your own without approval, as reimbursement is never guaranteed

Emergency repairs may be possible without prior permission, but only with clear evidence and proper documentation

Problems should always be reported early, as neglect can later become the tenant’s financial responsibility

If the air conditioner is unusable for a long period, a rent reduction may be negotiable in limited cases, but it is not guaranteed

Troubleshooting Steps When the AC Suddenly Stops

If your air conditioner suddenly stops working, try these simple checks before calling a repair professional. By running through these simple checks, you might be able to fix it yourself instantly:

Step	Action
1. Check the Remote	Replace the batteries and confirm the remote settings (e.g., timer, energy-saving mode).
2. Check the Breaker	Verify that the dedicated AC circuit breaker for the room hasn’t tripped; if it has, turn it back on.
3. Check for Error Codes	See if the remote or the main unit’s LED lights are flashing and note down the error code.
4. Power Reset	Turn the breaker off for 5 to 10 minutes and then switch it back on.
5. Clean the Filter	Check if the filter is clogged with dust and clean it.
6. Check Outdoor Unit	Is anything blocking the airflow? Are there boxes, bicycles, or overgrown plants in front of the unit? Is it exposed to intense direct sunlight all day?

Improving these conditions can sometimes restore performance and even save on electricity.
However, if there is water leaking from the unit, do not continue to use it or turn the power back on. There is a risk of electric shock. In that case, cut the power and contact the landlord or management company as soon as possible.

If these basic checks don’t work, that’s when you need to contact the landlord.
DO NOT call the technician first.

Japanese rental rules could be different from those in many other countries. This guide explains the key principles, what you need to be careful about, and how to handle air conditioner (and these apply to other equipment troubles as well) in a Japanese rental in a safe and practical way.

To begin, let’s first take a look at the basic framework of rental agreements in Japan.

Legal Principle: Who Is Responsible for Repairs?

Under Japanese law, the landlord has a legal obligation to provide and maintain rental facilities in a usable, livable condition. This principle comes from the Civil Code and is usually reflected in standard lease contracts.

In simple terms:
• You, as the tenant, pay rent in exchange for
• The landlord providing livable conditions, including functioning basic facilities such as the air conditioner, water heater, plumbing, etc.

Therefore, if an air conditioner that is listed as part of the rental facilities breaks down due to normal aging or wear and tear, the repair cost is generally the landlord’s responsibility.

However, this principle is not applied in isolation.

In practice, it is:
• Reflected and sometimes narrowed or clarified in your individual lease contract, and
• Closely connected to the equipment list attached to the contract (what is considered “equipment” vs. something else).

This is why checking your contract and equipment list carefully is essential.

In Tokyo, for example, landlords and agents are required to provide an explanatory document based on the Tokyo Metropolitan Ordinance for the Prevention of Rental Housing Disputes. This document highlights items that often lead to disputes, including who is responsible for certain repairs during the tenancy. When this is explained to you at contract signing, it is very important to listen carefully and make sure you understand:
• Which types of repairs you are expected to pay for, and
• Which types of repairs should properly be borne by the landlord.

Keeping that document and your contract in an accessible place will help you later when something goes wrong.
Even though this legal principle exists, some leases include special clauses that limit the landlord’s responsibility for repairs. These are normally explained at the time of contract, but it is still important for tenants to pay close attention and confirm these points carefully on their own.

First Rule: Contact the Management Company or Landlord Immediately

In Japan, the basic rule is that you should not arrange repairs on your own without permission.

As a matter of practice:
• The landlord has the right to choose the repair contractor, and
• If you hire someone on your own without prior approval, the landlord may later say:
✅the cost is too high,
✅the repair was unnecessary, or
✅they are not responsible for reimbursing you.

So even if the repair itself was necessary, going ahead before getting approval can weaken your reimbursement claim.

Your first step should always be to contact:
• The property management company, if there is one; or
• The landlord (owner), if the property is self-managed.

If there is no management company, it is often easiest to contact the real estate agent who handled your lease or the landlord directly, using the contact information in your contract.

However, there are also situations where there is no management company, the landlord is a private individual who cannot be reached right away, and even the real estate agent who handled the lease isn’t willing to offer immediate help. In such moments, tenants can easily feel completely at a loss.

So that you are not left scrambling in situations like this, you should also confirm at contract signing:
• Who to contact in an emergency,
• Whether there is a 24-hour emergency number, and
• What to do if the landlord is temporarily unreachable.

If you are not sure now, take a moment to look at your lease again. There should always be a contact for the landlord or the agent.

Exception: Truly Urgent Emergency Situations

But what if there is no management company, the agent is not responding, the landlord cannot be reached, and the situation clearly cannot wait?

For example:
• The air conditioner has completely stopped during extreme summer heat or severe winter cold
• Water is leaking and damaging the apartment or the neighbor’s unit
• There is an electrical issue that may pose a safety risk

In such cases, waiting indefinitely for a reply may not be realistic and there is a practical exception to the general rule.
If the situation clearly affects health, safety, or the basic habitability of the unit, and you have made reasonable efforts to contact the landlord or management company, you may proceed with calling a repair service directly, before obtaining prior permission.

In these circumstances, whether you are reimbursed later will depend heavily on:
• How clearly you can show that it was a genuine emergency
• Whether you tried to contact the landlord or management company first
• Whether the repair cost was reasonable and appropriate

In addition, when contacting the landlord, it can be helpful to leave a record stating that if you do not receive a response by a certain deadline, you will proceed with arranging the repair on your own. Keeping this communication on record, such as by email or message, can be helpful later.

Normally, tenants are reimbursed for reasonable repair costs they have temporarily covered. That said, reimbursement is not guaranteed, and each case will depend on the specific circumstances and the landlord’s judgment.

If You Have No Choice But to Repair First: Keep Everything on Record

If you are ever forced to proceed with repairs before obtaining approval, the most important thing you can do to protect yourself is to keep clear records in any form.

You should:
• Keep records of your attempts to contact the landlord or management company (call logs, emails, text messages)
• Leave a message stating that if you do not receive a response by a certain deadline, you will proceed with arranging the repair yourself
• Take photos and videos of the problem before any work is done
• Obtain a detailed invoice from the repair company.

Your choice of contractor also matters. In recent years, many repair companies advertise very cheap, quick services online. While some are reliable, there have also been many reported cases where the final bill turned out to be unreasonably high.

For that reason, if you choose a contractor yourself, it is often safest—though sometimes it may look slightly more expensive—to ask the manufacturer’s official support service to handle the repair.

In my experience, when I compare various options each year, the manufacturer’s official support tends to be the most trustworthy and easiest to justify to the landlord afterward. If the invoice comes from an official service desk, it is much harder for the landlord to argue that the cost is unreasonable.

Once the repair is completed, report everything to the landlord or management company as soon as possible, attaching your photos, communication records, and invoice.
The strength of any reimbursement claim in these situations depends very much on your evidence and documentation.

The Role of Insurance

Even if you take all of these steps carefully, there is unfortunately no guarantee that reimbursement will go smoothly. Some landlords may still hesitate or push back in various ways, so it is important to proceed cautiously.

Another important point that is often overlooked is insurance coverage. In practice, tenants in Japan usually enroll not only in fire insurance, but also in household (contents) insurance at the time of move-in, and landlords themselves are also usually covered by some form of property insurance.

When a repair issue arises, it is well worth checking whether any part of the damage might be covered by insurance—it can be broader than people expect. Landlords, too, often forget the exact scope of their coverage, so gently reminding them by asking, “Would this be covered by insurance?” can sometimes be very effective.

When a Small Problem Can Become a Big Responsibility

On the other hand, if a problem exists but you leave it unattended simply because it does not seem serious or does not bother you at the time, you may later be held responsible if that neglect leads to more significant damage. For example, a small water leak that is ignored can eventually cause damage to floors, walls, or even neighboring units. In such cases, the resulting damage may become the tenant’s financial responsibility.

For this reason, whenever you notice any kind of malfunction or irregularity—whether or not it seems to require immediate repair—it is always wise to report it to the landlord or management company as soon as possible.
However, there is no need to be overly anxious about every small detail.

“Equipment” vs. “Leftover Items” — This Directly Affects Who Pays

While this is less common than it used to be, there is another point that often confuses foreign tenants: the air conditioner (or other appliance) in your unit is not always legally considered the landlord’s equipment.
In Japanese practice, items are often categorized as:
• Facilities / Equipment → Officially provided and owned by the landlord
• Leftover Items → Items left behind by a previous tenant and simply “left in place”

The general rule is:
• If it is official equipment: the landlord usually pays for repairs due to normal aging
• If it is a leftover item: the tenant often bears the repair or replacement cost

In most cases, this information is stated in the Explanation of Important Matters. If the air conditioner is classified as a special case, such as a “leftover item,” this would normally be explained.

Again, it is important to listen carefully and make sure you fully understand the explanation at that stage.
If it is unclear, don’t guess—ask the real estate agent or landlord to confirm.

When the Tenant Must Pay

Even when the air conditioner is clearly landlord-owned equipment, there are cases where the tenant will be expected to pay for repairs. This usually happens when the damage is linked to negligence or misuse, for example:
• Never cleaning the filters, causing the unit to fail
• Ignoring clear signs of malfunction and continuing to use the unit
• Causing water damage through incorrect use
• Using the wrong voltage or doing unsafe DIY wiring

In broad terms:
• Natural aging and normal wear → Landlord responsibility
• Tenant negligence or misuse → Tenant responsibility

If you installed your own air conditioner, or if the unit is categorized as a leftover item, you should assume that you will be responsible for repair or replacement.

Standard Repair Process in Japan

In a normal, non-emergency case, the process generally follows these steps:

You contact the landlord or management company.
You explain the symptoms and, if possible, provide the manufacturer and model number.
The landlord or management company arranges a repair visit with their contractor.
In most cases, you are asked to be present for the visit. If you cannot take time off work, you can ask whether the landlord or management company might attend on your behalf.
If parts need to be ordered, a follow-up visit is scheduled.

Even when the landlord is paying, it is important to confirm the expected schedule, especially in extreme weather. During busy seasons, it may take some time before a technician can come.

Can Rent Be Reduced If the Air Conditioner Is Unusable?

If the air conditioner is unusable for a longer period and your daily life is clearly affected, it may be possible to request a temporary rent reduction.

However, there is no fixed amount set by law, and in reality:
• It is a relatively rare remedy,
• The outcome depends heavily on the landlord, the length of the problem, and how clearly the impact on your living conditions can be shown.

It is something you can discuss, but it is better to approach it as a negotiation, not a guaranteed right.

What If Only the Remote Control Breaks?

If only the remote control stops working and the cause is natural wear and tear, the landlord will usually cover the cost of repair or replacement, as it is part of the overall air conditioning system.
If the problem is simply that the batteries are dead, of course, that is the tenant’s responsibility—so always try replacing the batteries first.

Can You Request Professional Air Conditioner Cleaning?

As a tenant, you are expected to clean the filters and accessible dust on a regular basis yourself.
This not only helps the unit run more efficiently but can also reduce your electricity bills.

If you want professional deep cleaning by a specialist company, you should always ask the landlord or management company first. Legally, the air conditioner is usually the landlord’s property, and if a cleaning company causes damage, the situation can become complicated. In some cases, the tenant may be held responsible for repair or replacement costs if the landlord did not approve deep cleaning.
Most landlords arrange professional cleaning after tenants move out, using contractors they already trust. If you feel that deep cleaning is needed, it is best to ask the landlord to introduce their usual service provider. Since the landlord usually works with the same cleaning company, the cost is often quite reasonable.

Final Check at the Time of Contract (Summary Checklist)

As discussed throughout this article, many problems can be avoided simply by clarifying a few key points at the time of contract signing. However, when you are signing a lease, you are often busy with moving arrangements and may not have the time or energy to think about “what if something breaks later?”.

So, to summarize, here is a simple final checklist you should confirm at the time of contract:
• Which facilities are landlord-owned equipment and which are not
• Who is responsible for which kinds of repairs
• Which contact numbers to use in normal situations and in emergencies

The explanation may be long, and there may be a lot of paperwork, but taking the time to understand these points calmly at the beginning can save you from much greater stress later.

I always make a special effort to explain these important points in a way that is easy for foreign residents to understand. After move-in, I also support my clients by standing between them and the landlord or management company when negotiations or detailed explanations are needed, so that they can live in Japan with more peace of mind.

Support for Foreign Residents Renting in Japan

I provide full rental support for foreign residents in Japan, including:
• English communication with landlords and management companies
• Ongoing support so you can feel secure living in Japan
• Contract reviews and explanation of key clauses
• Move-in and move-out assistance

If you ever feel unsure or stressed about a rental issue in Japan,
please feel free to contact me anytime.

References: Ordinance for the Prevention of Residential Rental Disputes in Tokyo & Guidelines for Preventing Tenant-Landlord Disputes

How to Operate Your Japan Property as an Airbnb / Short-Term Rental (Minpaku)

Many of my international clients tell me the same thing:

“I visit Japan frequently and want to purchase my own property—but since I won’t be here all the time, I’d like to rent it out on Airbnb when I’m away. Is that possible?”

In Japan, renting out a property through platforms like Airbnb is commonly referred to as Minpaku. While Minpaku is not a strict legal definition, it generally means renting all or part of a private residence to paying guests.

If you’re considering buying property in Japan and operating it as a short-term rental, this guide will help you navigate the legal systems, licensing options, zoning rules, and market opportunities.

Minpaku Market Trends

Japan’s Minpaku market has continued to grow steadily since the Private Lodging Business Act (Minpaku Shinpō) came into effect in June 2018. When the law was first introduced, there were only 2,210 registered properties nationwide. But as inbound tourism increased and local governments refined their regulatory frameworks, the number of registrations expanded year after year.

Guest-night statistics (Source: Japan Tourism Agency, 2025)

By 2025, with tourism rebounding strongly, the total number of Minpaku notifications reached a new record high. For foreign buyers considering short-term rental operations in Japan, this trend shows that the market remains active, regulated, and full of opportunity.

Start Here: Understanding Minpaku Basics

Before explaining how to start Minpaku, such as obtaining permits, choosing a property, or preparing your operations, it’s important to understand the fundamental legal frameworks that govern Minpaku in Japan. These rules determine what type of operation you can run, where you can run it, and what procedures are required.

Before you can decide how to operate Minpaku, it’s essential to understand that Japan recognizes several different legal categories of short-term rentals—each with its own rules, advantages, and limitations. Operating without permission is considered illegal Minpaku and may result in criminal penalties.　

Whether you already own a property or are planning to purchase one, the first step when considering Minpaku is to decide which operational framework best fits your goals.

Choosing the right one will determine how often you can rent out your property, what procedures you must follow, and even which locations are legally eligible.

Types of Minpaku You Can Operate in Japan

Here are the three legal categories:

1. Simplified Lodging (Hotel Business Act)

A full hotel/inn license for operating more than 180 nights per year. This framework is regulated like a small hotel, with strict facility and safety requirements. You should also be aware that hotel/inn businesses can only be operated in zones where such use is allowed under Japan’s zoning regulations.

2. Special Zone Minpaku

Allowed only in designated National Strategic Special Zones such as parts of Tokyo and Osaka. There is no limit on operating days, but availability is limited. In Tokyo, for example, the only ward authorized for Special Zone Minpaku is Ōta Ward. (Cabinet Office – National Strategic Special Zones:)

3. Private Lodging Business (Minpaku Shinpō)

The most easy option.
Allows operation for up to 180 days per year, even in residential zones.
If the host does not live on-site, hiring a licensed Minpaku management company is mandatory. I’ll go into more detail in the following section. (Japan Tourism Agency – Starting a Private Lodging Business)

Category	Private Lodging Business (Minpaku Shinpō)	Special Zone Minpaku	Simplified Lodging (Hotel Business Act)
Operating Days	Up to 180 days/year	No limit	No limit
Where You Can Operate	Residential zones allowed	Only in designated strategic zones	Commercial-use zones only
Permit / Notification	Notification filing required	Special Zone approval required	Full hotel/inn license required
Renovation Requirements	Minimal (basic home facilities only)	Moderate	Often extensive renovations required
Management Requirement	Licensed management company required if host-absent	Licensed operator required	Self-management or licensed operator
Difficulty Level	Easy	Medium	High
Best Suited For	Owners renting part-time	Properties in designated zones	Full-scale hospitality business

Private Lodging Business (Minpaku Shinpō)

The Easiest Way to Start Minpaku in Japan

Since the Private Lodging Business Act (Minpaku Shinpō) is the easiest framework to begin with, and the most suitable for owners who don’t plan to operate a full-scale Minpaku business, this article will focus on this option.

Advantages:

1. Easier and Faster to Start

Unlike hotel licenses, this system requires only a notification filing, not a full inspection-based approval. As long as you submit the required documents and meet the criteria, the filing is accepted.

2. No Major Renovation Needed

If your property already includes the essential four facilities (kitchen, toilet, bathroom, and wash basin), no major construction is legally required under the Private Lodging Business Act. In contrast, the Hotel Business Act often requires substantial renovations; for example, installing additional fire safety equipment, widening hallways, upgrading ventilation systems, or meeting stricter structural standards similar to a small hotel.

3. No Change of Building Use Required

Under Japanese law, hotels and inns require a different building classification than regular homes. Normally, converting a house into a lodging facility requires a formal “change of use,” which involves inspections and renovation work.
With Minpaku Shinpō, you can operate short-term rentals without changing the building’s official classification, saving both time and cost.

Disadvantages:

1. 180-Day Operating Limit

You may operate only up to 180 days per year.
Many municipalities impose their own additional restrictions, such as allowing Minpaku operations only on weekends, so the actual rules can vary greatly depending on the area. Because these rules differ widely by municipality, checking local regulations is essential.

If you wish to exceed 180 days, one option is to switch to monthly rentals, which fall under long-term leasing regulations. For example, operating as Minpaku during peak travel seasons and switching to long-term or monthly rentals during quieter periods. This hybrid approach allows you to maximize occupancy while staying fully compliant with the law, while also giving you the flexibility to reserve the property for your own stays.

2.“Residential Dwelling” Requirement

The Minpaku Shinpō allows only residential dwellings to be used for short-term rentals. Although this may sound simple, the legal definition is much stricter than many people expect. To qualify as a residential dwelling, the property must be actually used—or clearly intended to be used—for living purposes.

Because of this, some properties cannot be used for Minpaku right away. For example:

Newly built homes that have never been occupied, and
Long-vacant properties

may not meet the legal requirement unless you can prove actual residential use, active tenant recruitment, or periodic occupancy by the owner.

This can be an unexpected obstacle for buyers. So it’s essential to verify the property’s eligibility before proceeding with any Minpaku plans.

3. Mandatory Management Company (If Host-Absent)

There are two operational styles under the Private Lodging Business Act: host-staying and host-absent. The requirements differ significantly between the two.

If your goal is to rent out the property while you are not staying there, your operation will naturally fall into the host-absent category.

The host-staying model requires the owner to live on-site during guest stays and handle responsibilities such as guest interaction, ID verification, and daily oversight. Because of these obligations and time commitments, it can be difficult for individuals who also work full-time or live abroad to manage this model effectively.

For this reason, the host-absent model is generally the more realistic and practical choice for foreign property owners.

Host-absent Minpaku must be managed by a licensed Minpaku management company registered with the Japanese authorities. These companies handle all legally required operations allowing you to run your Minpaku smoothly even if you live overseas.

List of registered Minpaku management companies

4. Waste Disposal Rules

This may seem like a small detail, but waste disposal rules can be unexpectedly strict and vary significantly by municipality. Some municipalities do not collect business-related waste from Minpaku operations. In these areas, you cannot simply use the normal household garbage system. Instead, you must contract a private waste disposal company to handle trash generated by guests. This may include arranging regular pick-ups, paying additional service fees, and following local rules on separation and disposal. If you are working with a Minpaku management company, they will typically take care of this entire process, so you don’t need to worry about it yourself.

Application Process

To operate under the Private Lodging Business Act, you must submit a formal notification to the prefectural government. Although the process is simpler than obtaining a hotel license, it is still fairly detailed and can be challenging for first-time applicants, especially if you are overseas or do not read Japanese.

Your submission must include:

Applicant information (name, address, contact details)
Property details, including exact location and legal classification
Floor plans showing all required facilities
Corporate director names (if you are applying as a company)
Guardian information (if the applicant is a minor)
Proof of eligibility, such as certificates confirming you are not bankrupt or legally disqualified

The documents must be prepared in Japanese and follow each municipality’s specific format and instructions. Some prefectures require additional supplementary documents or clarifications, and even small mistakes can delay acceptance of your notification.

Because of these complexities, many applicants choose to hire a licensed administrative scrivener (Gyoseishoshi) to handle the application.

The cost of hiring an administrative scrivener (Gyoseishoshi) to handle the Minpaku application varies depending on the region and the specifics of your property. Generally speaking, the typical range is around ¥50,000 to ¥120,000.
If you need an administrative scrivener who can provide full English support, the fee is often slightly higher, but for many foreign owners, the added clarity and smoother communication are well worth the investment.

Detailed instructions:　https://www.mlit.go.jp/kankocho/minpaku/

Choosing the Right Property for Minpaku

If you don’t yet own a property, your biggest question is likely how to choose a home that can actually be rented out as Minpaku. This decision is crucial, selecting the right property from the start will determine whether your Minpaku operation is successful, compliant, and sustainable in the long run.

Now that you understand the key legal frameworks surrounding Minpaku in Japan, and have clarified the strategy you want to pursue, let’s move on to the next critical step: identifying the locations that best align with your goals.

Where Minpaku Properties Are Concentrated

Minpaku registrations in Japan are not spread evenly across the country. They are heavily concentrated in major tourism and transportation hubs. The prefectures with the highest number of registered Minpaku homes include Tokyo, Osaka, Hokkaido, Chiba, and Fukuoka, all of which benefit from strong visitor demand and well-developed travel infrastructure.

Recent data from the Japan Tourism Agency shows this concentration clearly. Nationwide, total guest-nights reached 1,240,220, representing 119.6% growth compared to the same period the previous year.

Among all prefectures, Tokyo ranks first with 595,494 guest-nights, followed by Hokkaido (188,031) and Osaka (49,119). This shows how strongly Minpaku demand aligns with tourism intensity. Although Kyoto is one of Japan’s major tourism destinations, the number of registered Minpaku properties is surprisingly low. This is largely due to the exceptionally strict local regulations that make it difficult to operate Minpaku legally within the city.　

Within Tokyo itself, Minpaku activity is further concentrated in a handful of highly visited wards, including Shinjuku, Taito, Sumida, Shibuya, and Toshima, where major railway stations, popular sightseeing areas, and relatively flexible municipal rules make operations smoother.

(The latest data published by the Japan Tourism Agency in 2025)

Why These Areas Show the Fastest Minpaku Growth

These regions dominate Minpaku performance for five key reasons:

1. High inbound tourism demand

Tokyo, Hokkaido, and Fukuoka are among Japan’s most frequently visited destinations.
Chiba benefits from Narita Airport and Tokyo Disneyland, attracting international travelers year-round.

2. Hotel shortages during peak seasons

In these popular cities, hotels often reach full occupancy during weekends, holidays, and large events. Minpaku fills this supply gap.

3. Exceptional transportation connectivity

Tokyo wards contain major hubs such as Shinjuku, Shibuya, and Ueno.
Chiba provides direct, fast access to Narita Airport.
Fukuoka’s airport is uniquely located minutes from the city center.
This convenience makes these areas ideal for short-term visitors.

4. Favorable or flexible local regulations

Some municipalities, such as Taito and Sumida, avoid strict weekday limits, making day-to-day operations easier. However, even in these areas, complaints and neighborhood concerns have been increasing, and some districts are now considering tightening their rules. Investors should stay aware of potential regulatory changes going forward.

5. Lower acquisition costs in regional cities

Real estate in regional areas such as Chiba, Hokkaido, and Fukuoka is generally more affordable than in Tokyo. This allows investors to achieve stronger ROI while still benefiting from steady visitor traffic and robust tourism demand in these regions.

Location and Zoning Considerations

The Private Lodging Business Act (Minpaku Shinpō) was originally created to make it possible for residential properties to be used legally for short-term lodging.
For this reason, Minpaku under this framework is generally permitted anywhere residential buildings can be built from a zoning perspective. Please not that this is separate from the question of whether the property meets the legal definition of a “residence.” As far as land-use zoning is concerned, traditional hotel zoning restrictions do not apply.

Additionally, zoning alone is not enough. Additional layers such as Special Use Districts (特別用途地区) and municipality-specific rules can significantly affect what is allowed. Some cities impose:

limits on operating days
restrictions near schools
additional notification requirements

Because of these factors, it is essential to check both zoning and local municipal rules before purchasing a property.

Condominium Rules

Most condominium buildings in Japan explicitly prohibit Minpaku in their management bylaws. Although the data is from 2018, a nationwide survey at that time showed that 80.5% of condominium associations in Japan explicitly prohibited Minpaku. Since this was shortly after Minpaku laws were first introduced, and many buildings had not yet updated their internal rules, it is reasonable to assume that the percentage of condominiums banning Minpaku has increased in recent years.

Given this reality, the most practical property types for foreign investors are:

A standalone house, or
An entire small apartment building

Standalone homes offer flexibility but require careful attention to local neighborhood sentiment.
Entire buildings provide operational control and are often ideal for investors who want to combine long-term tenants with Minpaku usage.

Choose a Reliable Operator

Choosing the right Minpaku management company is just as important as choosing the right property, and it has a major impact on how smoothly your operation will run. Because Minpaku, especially host-absent operations, requires meticulous legal compliance, selecting a company with a strong reputation and municipal experience is essential.

Your management company should be able to handle:

Cleaning and linen replacement
Waste disposal (including arranging private collection when required)
24/7 emergency support
Guest check-in and ID verification
Multilingual guest communication
Compliance with local regulations

And as for the fees, which owners are often concerned about, most companies charge 20–30% of your gross rental income.
However, picking a reliable operator involves much more than comparing fees.
A good operator not only keeps your property running smoothly but also minimizes neighborhood friction and legal risk.

Finding the Strategy That Fits Your Goals

As discussed, operating Minpaku is rarely feasible if you own only a single condominium unit. For this reason, standalone houses or entire buildings remain the most practical options for flexible Minpaku use.

If you already own a property, or if you do not necessarily want to purchase in a prime tourist district, you may wonder whether such locations can still work for Minpaku. While houses in residential areas are not always close to major sightseeing spots or major stations, Minpaku demand does not come only from international tourists. Many domestic travelers use Minpaku for short visits for various purposes, and many foreign visitors, including digital nomads, prefer quieter residential neighborhoods where they can stay for longer periods and experience everyday life like locals.

For those purchasing a vacation home in a regional area, it is also reasonable to assume that others may wish to enjoy the same environment you value.

Ultimately, the right approach depends on how much income you expect. If maximizing revenue is your priority—and you wish to operate more than 180 days a year—obtaining a Hotel Business Act license in a high-demand location may be worth considering. But if the property is primarily for your own use and you simply want to generate some income while you are away, occasional Minpaku or monthly rentals can be both realistic and practical. In fact, in popular tourist areas where competition is high, properties slightly outside the core may even benefit from having fewer competing listings.

Support for English-Speaking Owners

Japan’s Minpaku system offers meaningful opportunities for foreign investors, but only if you navigate the legal requirements and understand local regulations. With the right planning, you can enjoy your property whenever you visit Japan while generating income during your absence.

However, operating Minpaku from overseas presents challenges that many owners do not anticipate. While most management companies can communicate with guests in English (as they should), very few provide clear, reliable English support to property owners themselves. As a result, many foreign owners feel uncertain or disconnected from the daily operations of their own property.

To bridge this gap, I work closely with clients by:

helping them evaluate and choose a trustworthy management company,
assisting with communication between owners and operators, and
making sure they stay informed throughout the entire Minpaku operation.

And my support goes beyond simply showing properties.
I assist with property selection, developing your Minpaku strategy, and ensuring that you work with the right partners, because successful Minpaku management requires not just a good property, but also a reliable team and ongoing communication.

If you need help evaluating your approach, identifying Minpaku-friendly properties, or navigating communication with management companies or judicial scriveners, please feel free to contact me. I’m here to support you from the very first property search all the way through full Minpaku operation.

Disclaimer: Regulations may change. Please verify the latest requirements with a qualified professional.

Setting Up a Home in Japan: What You Should Know Before You Move

In Japan, whether you rent or buy a property, it usually comes completely unfurnished — not only without furniture, but often without basic appliances such as a refrigerator, washing machine, or even lighting fixtures.
This can be a big surprise for many newcomers. Once you decide to move to Japan, one of the biggest questions becomes:
“How do I actually start my life once I get there?”

Most people start by renting first. However, even renting can take time — once you arrive in Japan, you’ll need to search for a property, apply, sign a contract, and set up your daily essentials, which, often takes at least two to three weeks or more optimistically before your new home is truly ready.

During this transition period, you’ll likely need to stay somewhere temporarily such as a hotel, or a furnished serviced apartment. While these are convenient, they can be expensive and may not feel like home. You might start thinking, “If I’m going to spend that much, I’d rather put it toward furniture for my own place.”

On top of that, moving involves numerous tasks, adjusting to a new country, handling government paperwork, starting a new job, and house-hunting all at once. It’s easy to feel overwhelmed.

How to Buy Furniture in Japan: A Complete Guide for New Expats

To help reduce stress, I offer services that allow you to search for a home while still abroad, and even have it move-in ready before your arrival — including setup, furniture purchasing, and utility arrangements. However, in this article, I’ll focus on how and where to buy furniture yourself in Japan.

Just like in other countries, most furniture and appliances can be purchased online, but because these are large items, many people prefer to see them in person before deciding.
Even when ordering online, keep in mind that delivery may take several weeks depending on stock and location.

Start with the Basics — What You Really Need

As mentioned above, most homes in Japan are unfurnished, so you’ll likely need at least:

• A bed or futon
• Basic appliances such as a refrigerator, microwave, and lightings
• Furniture
• Curtains (yes, even these are often not included!)

Measure your rooms carefully. Japanese homes are typically compact, and furniture sizes differ from Western standards.

🎌 Yay! Your first encounter with Japanese culture — futons!
A futon is Japan’s traditional bedding, laid directly on the floor and folded away during the day to save space. It’s practical for small apartments, and airing it outside keeps it fresh in Japan’s humid climate. While fewer people use futons today, they remain a charming way to experience traditional Japanese living.

Washing machines range widely in price, from around ¥50,000 for compact models to over ¥300,000 for advanced ones. However, Tokyo now has modern, stylish coin laundries that are clean, efficient, and convenient, which are great options for singles and couples who only need to wash once or twice a week.

Where to Buy Furniture in Japan

There are a bunch of stores, so here are just a few examples to get you started. Pick what fits your budget and lifestyle.

Affordable & Easy

• Nitori – Japan’s equivalent of IKEA, with furniture sized for Japanese homes. Affordable, functional, with online ordering and delivery services.
• IKEA Japan – Great when you can’t find stylish yet affordable designs elsewhere. Just note that some pieces are large for Japanese apartments, and most stores are in the suburbs.
• Shimachu Homes – Local chain offering furniture and home goods with setup services.

Mid-Range to Stylish

IDC Otsuka / Francfranc / Actus / Karimoku – Trendy, urban styles perfect for city apartments.

IDC Otsuka offers large showrooms where you can take your time exploring a wide range of furniture.

Muji (無印良品) – Minimalist, practical, and beautifully designed Japanese furniture.

Second-Hand & Sustainable

• Hard Off / Off House – Reliable used furniture and appliances in great condition.
• Facebook Marketplace / Sayonara Sales – Expats leaving Japan often sell items cheaply or even give them away — great deals if timing is right.

Independent & Designer Stores

Tokyo is full of characterful furniture stores — from world-famous brands like Cassina and Herman Miller to boutique shops and antiques.
For furniture lovers, visiting Tokyo’s Meguro-dōri (“Furniture Street”), which has over 30 interior shops, is a real treat.

Beds & Mattresses in Japan

Japan doesn’t have as many mattress-only superstores as other countries, but you can try high-quality options like:

• Showrooms of international brands: Sealy, Ligne Roset, Tempur
• Department-style retailers: IDC Otsuka
• Specialty bedding stores: France Bed and Nishikawa

Japanese mattresses tend to be thinner and smaller, not necessarily less comfortable, just different.
If you choose a Japanese brand, make sure the size matches your body and sleeping preference. Always check dimensions before purchasing.

Other Essentials

Even if some rooms have blinds, curtains are rarely included. You can get ready-made curtains from Nitori, Aeon, or Muji, or order custom ones for a better fit.
As for kitchenware and small essentials, Nitori, Muji, and Aeon offer convenient one-stop shopping.
If you love tableware, exploring Japanese ceramics and local pottery can be a fun way to personalize your dining table.

Appliances — Where to Buy

Large retailers like Bic Camera and Yamada Denki carry almost everything, with knowledgeable staff and solid after-sales support.
In major city stores, you’ll often find staff who speak English, Chinese, or other languages.　

When buying in-store, check prices online first and don’t hesitate to negotiate. You can often get a discount if you show a cheaper listing elsewhere.

You can also order online via Amazon Japan, Rakuten, or price comparison sites like Kakaku.com. If buying from non-major retailers, confirm warranty and support details first.

Don’t forget to buy lighting fixtures, as many homes have ceiling sockets but no main light included.

Delivery & Assembly — What to Expect

Most stores offer delivery and assembly for a small fee. Apartments without elevators or with narrow stairs may incur extra costs.
Even professional movers can make small mistakes, so it’s best to be present during delivery — not only to open the door, but also to ensure no damage occurs.
This is especially important for rentals, since any scratches or dents may affect your security deposit.

Need a Hand?

Shopping in an unfamiliar country can be challenging.
I offer store-accompaniment and proxy purchasing services, so you can communicate easily with staff and enjoy stress-free, efficient shopping.
Clients often tell me it made the experience both fun and smooth.

Utilities & Appliances

Your home won’t function until electricity, gas, and water are connected.
Most can be arranged online in advance — you don’t need to be home for electricity or water, but gas setup requires you to be present for a safety check.

Japan’s energy market is now liberalized, so you can choose from many providers.
If you’re unsure, in Tokyo you can’t go wrong with Tokyo Electric Power (TEPCO) or Tokyo Gas — the difference between companies lies mostly in pricing and service.

Also note: Japan uses 100V two-prong Type A outlets, the same plug shape as in the U.S. but with slightly lower voltage, so check appliance compatibility.

Internet Options in Tokyo Apartments

You have several options — from pre-installed internet to plug-and-play routers:

There are multiple ways to get connected, from pre-installed building internet to carrier Wi-Fi routers. Watch contract terms and cancellation fees.

1) Pre-Installed Internet

Many modern apartments include building-contract internet. Plug in your router or use the provided login.

Pros: Ready on move-in / no installation / often included or low fee

Cons: You can’t choose the provider freely (though you can sign a separate plan), and speeds may slow during peak hours.

Common examples: NTT FLET’S Hikari (bulk), J:COM NET (cable)

2) Fiber-Optic Internet (Hikari Kaisen)

Fastest and most stable; ideal for long-term residents and remote work. (1–2 Gbps)

Recommended providers:

NTT Hikari (FLET’S Hikari) – Backbone fiber service used by many ISPs
Asahi Net – Reliable, English support, flexible plans
Docomo Hikari – Great if you already use Docomo mobile
SoftBank Hikari – Bundled discounts for SoftBank users
Sakura Fiber Internet – Popular with expats; full English service

💡 Installation typically takes 2–4 weeks.

3) Cable-TV-Based Internet

J:COM / ITSCOM use cable TV infrastructure; bundle with TV/phone. Speeds ~320 Mbps to 1 Gbps and often quick to start since wiring already exists.

4) Home Wi-Fi Routers (No Installation)

Plug-and-play 4G/5G routers such as SoftBank Air, Rakuten Turbo 5G, and AU Home Wi-Fi 5G Box.
Great for renters who can’t install fiber or need a temporary solution before a permanent setup.

How My Home Setup Support Service Works

Feeling overwhelmed with too many things to do? No worries. Consider using my Home Setting Service. Before your lease starts, I can help measure your rooms, suggest stores and products that match your taste and budget, and arrange purchase, delivery, and installation — so your home is ready when you arrive. I can also help you handle the necessary paperwork once you arrive in Japan.

✈If You’d Like to Move In as Soon as You Arrive in Japan

I can assist you in completing the entire process, from property viewing to signing the contract, fully online before you come to Japan.

Once the contract is finalized, I will visit your new home on your behalf to take measurements and, if needed, suggest suitable furniture and appliances.
After you’ve made your selections, I can also take care of purchasing and receiving your furniture, and be present for the delivery and setup, so your home is ready before you arrive.

(Please note: delivery times vary depending on the product and timing, so not all items may arrive before your arrival. If essential furniture such as a bed cannot be delivered in time, I can arrange temporary furniture rental and attend the delivery on your behalf.)

I also handle utility setup, arranging for water, electricity, and gas to be connected. Sincegas activation requires an in-person appointment, I can attend on your behalf as well.

🗾If You’re in Japan and Ready to Set Up Your New Life

If you’re already in Japan, I can assist with:

Attending large furniture deliveries with you, or on your behalf
Accompanying you on shopping trips for furniture, appliances
Assisting with custom-made items, such as curtains or other furnishings
Providing support with product selection and communication with store staff…etc.

🛍Making the Most of Your Shopping Experience

To make your shopping experience truly satisfying, the key is to first visit stores that match your taste and budget, and then build good communication with the staff.
In a country where English is not the first language, this can sometimes be challenging.
From recommending the right stores and handling communication or negotiation with staff, to ensuring you find items that genuinely fit your lifestyle, taste and budget, I’ll support you in making confident and enjoyable purchases.

My services are generally charged by the hour. I provide customized estimates depending on your specific needs.
You can request only the services you require, and I’m happy to tailor my support to your needs.
Please note that availability may vary depending on my schedule.

Let’s Make Your Move to Japan Comfortable and Fun

Each topic here, furniture, beds, appliances, internet, utilities, could be a full article on its own.
Setting up a home in Japan can be both exciting and overwhelming, but with good preparation and local support, your transition can be smooth and enjoyable.

My goal is to make your relocation and home setup in Japan as smooth and stress-free as possible.
Even if you only need help with part of the process, please feel free to reach out — I’d be delighted to assist.
Let’s make your move to Japan comfortable, efficient, and stress-free, so you can truly feel at home from day one.