Who this is for
Luxury rental advisory for foreign executives, professionals, and families relocating to Tokyo for a year or more.
Long-term residential leases
Corporate and personal-name contracts
Overseas-based applicants, before arrival
Executive and family housing
Long-term or short-term?
| Long-Term Rental | Short-Term Housing | |
|---|---|---|
| Typical length | 1 year or more | 1–3 months |
| Contract type | Standard rental lease | Serviced apartment agreement |
| Furniture | Depends on the unit | Furnished, almost always |
| Screening | Landlord and guarantor-company review | Set by the operator, generally lighter |
| Best suited for | Settling in Tokyo long-term | Assignments just starting, or bridging before a lease |
Applying in your own name from overseas? If an in-person search would help, we can arrange an initial furnished stay and plan the long-term search together. See the arrival-to-home route →
Upfront costs
Before you move in, expect to pay several months' worth of rent in upfront fees. This surprises almost every expat.
Non-refundable "gift" to the landlord. A post-war holdover. Still common in premium properties — and negotiable if your agent pushes back.
Refundable in part. Used to cover damages or cleaning at move-out. Good move-in documentation protects your deposit.
Standard brokerage commission. Tenants usually pay the full amount in practice.
Required for most leases. Foreign nationals almost always need this — acts as co-signer and rental insurance.
Mandatory. Covers fire, water damage, and theft. Usually arranged through the agent.
Paid at signing, often prorated from move-in date.
For a ¥300,000/mo apartment, budget ¥1.2M–¥1.8M upfront.
Key money is negotiable — but only if you know to ask, and only if your agent is willing to advocate for you. Most agents won't push back because it doesn't benefit them. Yasuhiro does.
The fee structure above applies to standard long-term leases, where Japanese law sets brokerage commission at one month's rent plus tax. Looking for a short-term, fully-furnished stay instead? Our serviced apartment placement service carries no fee to you — see Short-Term Housing for details.
Timeline
What nobody tells you
Many landlords — particularly owners of high-end properties — are reluctant to rent to non-Japanese tenants. I know which buildings genuinely welcome foreign tenants, and which aren't worth applying to.
Japan's rental standard (原状回復) requires returning the property to its original condition — often interpreted aggressively. Good move-in documentation is your best protection.
Check whether the lease is an ordinary tenancy or a fixed-term tenancy (定期借家). Ordinary leases may carry a renewal fee; fixed-term leases end at the agreed term and staying longer requires a new agreement with the landlord. We review renewal or re-contracting, notice and early exit terms before you sign.
For 1–2 year assignments, buying furniture rarely makes sense. The premium segment of Tokyo's rental market has a strong supply of fully furnished high-end apartments — concierge-ready, hotel-quality, and move-in immediately. I actively source these for clients on tight timelines or shorter assignments.
"The biggest mistake I see expat executives make is relying solely on their company's HR department for housing. HR's job is to manage costs — not to find you the best apartment. That's what I do."
Questions foreign renters ask
General guidance above; individual cases vary — happy to discuss your specific situation directly.
Looking for a long-term home in Tokyo? Tell us your preferred area, budget, move-in date, and whether the lease will be personal or corporate.
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