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Renting a long-term apartment in Tokyo involves several cost components beyond the base monthly rent. Here is a breakdown of what international students should budget for:
No local residential tax (jūminzei) is levied on students with no income, though registration at the local ward office (kuyakusho) is required within 14 days of moving in.
Tokyo in brief for international students: Expect to pay 50,000–120,000 JPY/month in rent for a 1K studio depending on the ward, plus upfront move-in costs of 4–6 months' rent at signing (covering shikikin, reikin, agency fee, and guarantor fees). Top student neighborhoods include Takadanobaba (near Waseda), Hongo (near Todai), Nakano, and Ikebukuro. A guarantor company is almost always required for foreign tenants. Start your search 2–3 months early and look for reikin nashi listings to save on upfront costs.
Finding long-term rental accommodation in Tokyo as an international student requires careful preparation and an understanding of local rental practices. Unlike many Western cities, the Tokyo rental market involves a unique set of upfront fees — including the non-refundable key money (reikin) and the refundable security deposit (shikikin) — that can make the initial cost of renting significantly higher than the monthly rent alone suggests. Most leases are signed for a 2-year term, with a renewal fee (kōshinryō) due at each renewal. International students who are not Japanese nationals will almost always need to use a licensed guarantor company (hoshō gaisha) rather than a personal guarantor, as many Tokyo landlords require a Japanese resident with stable income. Starting your housing search early — ideally 2–3 months before your intended move-in date — and using platforms such as Suumo, Homes.co.jp, or GaijinPot will give you the widest choice of listings and the best chance of securing accommodation before your studies begin.
Tokyo is one of Asia's most dynamic student cities, home to world-ranked institutions including the University of Tokyo (Hongo campus, Bunkyo Ward), Waseda University (Nishi-Waseda, Shinjuku Ward), and Keio University (Mita campus, Minato Ward). Long-term rental accommodation for students typically consists of compact 1K studios, with average monthly rents around 57,000 JPY/month in Tokyo according to the Study in Japan Official Website, though central wards can reach 95,000–120,000 JPY/month. A key feature of the Tokyo rental market is the high upfront cost at lease signing: students should budget for 4–6 months' rent to cover the security deposit (shikikin), key money (reikin), agency fee, and guarantor company fee. Popular student neighborhoods include Takadanobaba (near Waseda), Hongo (near Todai), and Nakano, all offering good value and strong train connections. Foreign students are advised to arrange a guarantor solution — either through a licensed guarantor company or their university's support scheme — before beginning their apartment search.
Finding long-term rental accommodation in Tokyo as an international student requires careful preparation and an understanding of local rental practices. Unlike many Western cities, the Tokyo rental market involves a unique set of upfront fees — including the non-refundable key money (reikin) and the refundable security deposit (shikikin) — that can make the initial cost of renting significantly higher than the monthly rent alone suggests. Most leases are signed for a 2-year term, with a renewal fee (kōshinryō) due at each renewal. International students who are not Japanese nationals will almost always need to use a licensed guarantor company (hoshō gaisha) rather than a personal guarantor, as many Tokyo landlords require a Japanese resident with stable income. Starting your housing search early — ideally 2–3 months before your intended move-in date — and using platforms such as Suumo, Homes.co.jp, or GaijinPot will give you the widest choice of listings and the best chance of securing accommodation before your studies begin.
Tokyo's rental market is one of the most structured in Asia, with clearly defined fees governed by local custom and law. For international students, the most important figure to keep in mind is the total move-in cost: upfront expenses at lease signing typically amount to 4–6 months' rent, covering the security deposit (shikikin), key money (reikin), agency fee, first month's rent, renters' insurance, and guarantor company fees (E-Housing, 2024). Monthly rent for a student-suitable 1K studio averages around 57,000 JPY/month in Tokyo according to the Study in Japan Official Website, though rents in central wards can reach 95,000–120,000 JPY/month (Tokyo Relocation Guide, 2025). Choosing an outer ward with good train connections — such as Nakano, Suginami, or Nerima — is one of the most effective ways to reduce monthly housing costs without sacrificing access to campus.
The most common mistake international students make when renting in Tokyo is underestimating upfront move-in costs. Many students budget only for the first month's rent, not realising that the security deposit (shikikin), key money (reikin), agency fee, renters' insurance, and guarantor company fee can together amount to 4–6 months' rent due at signing (E-Housing, 2024). A second frequent error is failing to arrange a guarantor (hoshōnin) before starting the search: most Tokyo landlords require either a Japanese personal guarantor or a licensed guarantor company, and foreign students without this in place will be rejected outright. Finally, many students overlook the importance of searching for listings marked reikin nashi (no key money) or shikikin nashi (no deposit), which can significantly reduce upfront costs — as of 2024, nearly half of Tokyo properties do not charge key money (MailMate, 2024).
Target Takadanobaba for Waseda, Hongo, Nezu or Sendagi for the University of Tokyo, Ikebukuro for Rikkyo, Nakano or Kōenji for good value, and Ookayama for Tokyo Tech. Most listings are on Suumo and Homes.co.jp, in Japanese.
A Home Finder based in Tokyo can search for you, view flats with photos or video, prepare your application and handle exchanges with the letting agent and the guarantee company.
Most Tokyo landlords require either a Japanese personal guarantor or a guarantee company (hoshō gaisha): without one or the other, the application is refused. Contact a guarantee company, or ask your university whether it offers a support scheme, before you start viewing.
UR flats require neither key money nor a guarantor, but availability is limited. Your Home Finder checks your eligibility in advance with the companies accepted for each property.
A share house is the cheapest way to start: furnished rooms from about ¥40,000 to ¥55,000 a month including bills, with lower upfront costs. A 1K studio of about 20 to 30 m² costs ¥57,000 a month on average, and ¥95,000 to ¥120,000 in the central wards.
UR flats require neither key money nor a guarantor, but availability is limited.
Start at least two to three months before your move-in date, especially if you are aiming for Shinjuku or Bunkyo, which are in high demand among students. The market peaks from February to April, with the start of the Japanese academic year: that is when competition is fiercest.
Sort out your guarantor before viewings. After moving in, register your address at the kuyakusho (ward office) within 14 days: it is a legal requirement.
Allow ¥50,000 to ¥120,000 a month for a 1K studio depending on the ward, with an average of about ¥57,000. At signing, upfront costs come to 4 to 6 months' rent: deposit (shikikin), reikin, agency commission, guarantee company, insurance and the first month's rent.
Add about ¥10,000 to ¥15,000 a month for electricity, gas and water. Listings marked reikin nashi or shikikin nashi cut the initial outlay significantly.
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