Looking for an apartment in Japan? This article covers all you need to know about renting in Japan, including property types (apartments, mansions, houses), rental process, costs (deposit, key money, agency fee), and what to expect when renting in different areas of Japan.
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Introduction
Today, I'd like to talk about Japanese real estate, with a particular focus on rental properties.
Based on my current knowledge and experiences, I'll share some insights into this topic. Please note that information may change over time, so keep that in mind if you refer back to this article.
Okay, let's get started!
Overviews
In this section, I'll provide a basic overview of Japanese rental properties.
Owners
There are generally two types of property owners in Japan: private individuals and public entities.
Most rental properties in Japan are owned by private individuals or corporations. Landlords offer a wide range of properties to suit various needs and budgets.
Public entities — national, prefectural, and municipal governments — also own rental properties. These often come with lower rents but may have more restrictions, particularly regarding income or other eligibility criteria. That's because they are typically intended for specific groups who need financial aid.
If you are interested in renting a property owned by a public entity, you'll usually need to apply directly to the relevant government office and provide the necessary documentation to prove your eligibility.
Types of properties
When looking to rent a property in Japan, you will primarily encounter two main types: apartments and houses.
Japanese apartments are often categorized into two main types: manshion and apato. These terms don't have strict legal definitions, but manshion generally refers to larger buildings, often three stories or higher, constructed with reinforced concrete or lightweight steel-frames. Apato, on the other hand, typically refers to smaller, wooden or lightweight steel-framed buildings, often two or three stories high.
Houses in Japan are typically single-family dwellings. They offer more space and privacy compared to apartments.
Apartments are often associated with smaller spaces, particularly in urban areas, but there are certainly larger apartments available. The choice between an apartment and a house ultimately depends on individual needs and preferences, such as budget, lifestyle, and family size.
How to rent a property in Japan
When looking to rent a property in Japan, most people consult with a real estate agent. Online platforms that let us rent a property without an agent have become more popular in recent years, but traditional methods involving real estate agents remain the most common.
To rent a property in Japan, you'll typically need to provide the following documents:
Address
This may seem counterintuitive, as you are looking for a place to live, but it's common practice in Japan. Having a current address can help demonstrate your stability and reliability.
Occupation
Your occupation will be verified to assess your ability to pay rent.
Personal identification
A valid government-issued ID, such as a driver's license, passport, or health insurance card.
Income verification
Proof of income, such as your withholding slip or tax documents.
Landlord's Preferences
Owners in Japan often prioritize tenants who can demonstrate stability and a reliable income. Having a current address and a stable job can significantly increase your chances of securing a rental property, especially in popular areas with high demand.
Owners may also prefer tenants who are less likely to move frequently, such as those with families or long-term employment.
What Affects Rent
Many factors can affect rent prices, including the age of a building, location, amenities, construction materials, and specific circumstances. In this section, I'll explain these factors in detail.
Age of a Building
Generally, newer buildings tend to have higher demand and consequently higher rents. However, some older buildings are renovated, offering clean interiors at lower prices compared to newer ones.
Recently, there has been an increase in renovated buildings, and landlords often offer more affordable rents for these properties, even though they may be as clean as newer ones.
Nevertheless, it's important to note that cheap is not always good. If you rent a renovated apartment at a low price, you might have to share facilities with other residents, who may not always be considerate. This could potentially impact your quality of life.
Locations
As with many places worldwide, properties in popular areas tend to have higher rent prices. This is certainly true in Japan. For example, rents in Tokyo are significantly higher than in Osaka, even though both are major cities. Tokyo's higher demand drives up rental prices.
Another factor is convenience. Properties located near stations, supermarkets, and other facilities often command higher rents.
Amenities
To reduce rent, consider cutting back on unnecessary amenities. Modern Japanese apartments often come with a wide range of them, so you can choose a property that suits your needs. For example, you can choose between a bathroom with a toilet or a separate bathroom and toilet. You can also choose whether you want a garbage disposal chute or not.
Personally, I found it inconvenient to have a bathroom and toilet in the same room, as I often soak in the bathtub. If you don't mind it, though, choosing a combined bathroom can save you some money.
Garbage disposal rules also vary by building. Buildings with large garbage disposal chutes usually allow residents to dispose of garbage at any time, while others have specific rules to follow.
Another important factor is security. Many manshion have security features like automatic locks, security cameras, and security guard services. If you don't need these, you may want to consider an apato or an old manshion, as newer manshion often include these security measures.
Construction Materials
When choosing a property, you'll need to consider the construction materials. The three main types are wood, lightweight steel-frame, and reinforced concrete.
Generally, wooden properties are the most affordable, but they have drawbacks, particularly in terms of sound insulation. Sound can easily travel through walls in wooden buildings, which can be problematic if you have noisy neighbors — and the reverse is also true.
Reinforced concrete properties offer the best sound insulation and structural strength, but are the most expensive. Lightweight steel-framed properties fall somewhere in the middle.
Personally, I wouldn't recommend wooden properties.
Special Circumstances
If you are looking for cheap rent and don't mind some potential drawbacks, you might consider properties with a tragic history.
In Japan, if a tenant has died in a property, either by suicide or homicide, the landlord is legally obligated to disclose this information to potential tenants. These properties often have lower rent prices.
Layouts
In this section, let's talk about the different types of layouts you'll encounter when renting a property in Japan.
Units of Measurement
Japanese properties often use three units of measurement: square meter, jyo, and tubo.
Jyo is a Japanese word derived from the traditional tatami mat used in Japanese rooms. One jyo is approximately 1.62 square meters. There are various definitions, but this is the most common one used by real estate agents.
Tubo is also a Japanese word, and I think it is more commonly used when buying a property rather than renting. One tubo equals 3.30579 square meters.
Navigating these units can be confusing, even for Japanese people.
Layout Terminology
We frequently use terms like "LDK" to describe a property's layout. L means living room, D means dining room, and K means kitchen.
The number preceding "LDK" indicates the number of additional rooms. For example, a 2LDK apartment has a living room, dining room, kitchen, and two additional rooms, plus a bathroom.
Another common layout is "1R", which means a single room with a kitchen. The best layout for you will depend on your specific needs and lifestyle.
Common Layouts and Considerations
In urban areas, 1R, 1K, and 1LDK layouts are most common. These are suitable for single people, but they can be cramped for couples or families. If you need more space, consider a 2LDK or 3LDK, although be prepared to pay a higher rent.
Finding a 2LDK apartment can be challenging, as they are provided in small amounts and often get snapped up quickly. In fact, I've had to rent a place without seeing it in person before.
Total payment
When you're considering renting a property in Japan, it's important to understand that the total cost will often be beyond your expectations. Here's a breakdown of the typical fees you can expect to pay upfront.
Agency Fee
Real estate agents typically charge a fee equivalent to 0.5 to one month's rent. This fee covers the agent's services, such as listings, viewings, and various services you are given.
Security Deposit (Shikikin)
A security deposit, or "Shikikin", usually one to two months' rent, is required to protect the owner against potential damages. This deposit is typically returned to you when you move out, minus any deductions for repairs or unpaid rent.
Key Money (Reikin)
Key Money, or "Reikin", is a non-refundable fee, often equivalent to one to two months' rent. While it's a common practice, it's not legally mandated.
Advance Rent
You may be required to pay one or two months' rent in advance. This is essentially a prepayment of your rent.
Insurance Premium
Landlords usually require tenants to have renters' insurance to cover fire damage. The premium for this insurance is typically around 100 to 150 USD once every two years.
Total Costs and Considerations
The total cost of renting a property in Japan can vary significantly depending on the factors we saw before. Let's look at some examples of estimated total costs in major cities like Osaka and Tokyo.
In Osaka, for a 1K apartment in a popular area, you can expect to pay around $400 for rent. Considering the additional fees I mentioned above, the total upfront cost could be around $2200. For a 1LDK apartment, the total cost could be around $3600, and for a 2LDK, it might be around $5200.
Tokyo generally has higher rental costs compared to Osaka. For a 1K apartment in a popular area, you might need to budget around $3600 in upfront costs. For a 1LDK, it could be around $6300, and for a 2LDK, approximately $8400.
These are just estimates, and actual costs can vary. Many factors can influence the final price.
Conclusion
Japanese rental properties are influenced by many factors, from ownership type to building materials, layouts, and total upfront costs. Understanding these details can help you make informed decisions and avoid surprises when renting in Japan.
Closing Remarks
Thank you for reading my article today. I hope you found the information helpful.
If you have any questions, please share comments on Twitter or YouTube.
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