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Julie, ou un autre de nos chasseurs in Tokyo, prendra en charge votre recherche

Reliability of listings
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Your hunter is there to select the goods, he visits them, alone, with you in person, or with you by video. And above all, he knows how to rely on reliable business partners who only present him with quality goods.
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Market access
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Your hunter can offer you his own goods, he also has access to all the offers published on the market, and even to quite a few off market offers
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Scam risk
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At Remoters, we no longer count the number of French people who have signed a rental contract abroad, without understanding it. Some unscrupulous sellers take advantage of this to insert conditions that are disadvantageous for the tenant. This cannot happen when the contract is reviewed by our hunter.
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Access to local prices
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Quand vous cherchez seul, environ 85% du temps est consacré aux recherches, et 15% aux visites. Avec un chasseur, vous ne faites que les visites
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Application accepted
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In areas where homeowners have plenty of candidates to choose from, they rarely choose foreigners first. Your hunter will use his influence (and his mastery of the language) to put your case before others.
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Satisfaction
Only 20% of satisfied buyers according to the 2018 Crédit Foncier study. For its part, Remoters gets a score of 4/5 or 5/5 in 95% of cases
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Browsing online listings

Weak
Weak
Elevated
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Uncertain
20%

Finding with Remoters

Total
Total
Weak
Very likely
95%
Tokyo

Finding a long-term rental in Tokyo as a foreigner is achievable, but requires careful preparation and a clear understanding of the local market. The process differs significantly from rental norms in Europe or North America: upfront costs are high, documentation requirements are strict, and language barriers are real. Key points to keep in mind:

  • Initial move-in costs typically amount to 4–6 months' equivalent rent, covering the security deposit, key money, agency fee, guarantor fee, and insurance.
  • A professional rent guarantee company (yachin hosho-gaisha) is essential for most foreign tenants who cannot provide a Japanese personal guarantor.
  • Rental listings are predominantly in Japanese; English-language platforms cover only a small share of the market.
  • Discrimination in tenant selection remains a documented challenge, with nearly 40% of foreigners reporting nationality-based rejection (source: A-Realty Blog, 2024).
  • Neighbourhood choice has a major impact on both rent levels and quality of life — central wards command a significant premium over outer areas.
  • Working with a bilingual rental search specialist significantly increases your chances of a successful, stress-free application.

In short: renting long-term in Tokyo as a foreigner is entirely possible but requires preparation. Expect upfront costs of 4–6 months' equivalent rent, a Japanese-language application process, and the need for a professional rent guarantor. Central wards like Minato and Shibuya are prestigious but expensive; outer wards like Nakano or Edogawa offer better value. Working with a bilingual rental search specialist dramatically improves your chances of securing the right apartment quickly and without costly mistakes.

Tokyo's long-term rental market presents a number of structural challenges, particularly for international tenants unfamiliar with local norms:

  • Discrimination in practice: recent data indicates that nearly four out of ten foreigners in Japan have faced housing rejection based on nationality alone (source: A-Realty Blog, 2024). While this is not legally straightforward to challenge, it remains a real obstacle.
  • Fast-moving listings: the Tokyo rental market is highly competitive. Desirable properties in central wards are often taken within days of listing, requiring applicants to be ready to act quickly with all documents prepared in advance.
  • Limited English-language listings: the majority of rental listings are published on Japanese-language platforms such as SUUMO, HOME'S, and AtHome. English-language portals cover only a fraction of available stock.
  • Tightening supply in central areas: availability in central Tokyo wards has continued to tighten, with rents rising in both the low and mid-range segments (source: Century 21 SKY Realty, 2024).
  • Opaque pricing: advertised rents often exclude management fees (kanrihi), which can add ¥5,000–¥15,000 JPY/month to the effective cost.
  • Seasonal demand peaks: the Japanese rental market peaks in February–April (the start of the academic and corporate year), making it harder and more expensive to find accommodation during this period.

The administrative process for renting an apartment in Tokyo as a foreigner is considerably more complex than in most other major cities. Several structural barriers can slow down or block applications:

  • All-Japanese documentation: lease contracts, application forms, guarantor agreements, and building rules are almost exclusively in Japanese. Misunderstanding a clause can have costly consequences at the end of the tenancy.
  • Guarantor requirement: Japanese landlords traditionally require a hoshonin (personal guarantor), usually a Japanese national. Most foreigners cannot provide one, making enrolment with a professional rent guarantee company (yachin hosho-gaisha) essential. These companies conduct their own credit and employment checks.
  • Proof of income and employment: landlords typically require a certificate of employment, recent pay slips, and a tax withholding slip (gensen choshu hyo). Freelancers, self-employed individuals, and new arrivals without a Japanese employment history face additional scrutiny.
  • Residence card (Zairyu Card): required for most applications. Applicants who have not yet arrived in Japan may need to provide a Certificate of Eligibility (COE) instead.
  • Juminhyo (residence certificate): once you move in, you must register your address at the local ward office within 14 days — a legal obligation under Japanese law.
  • Short visa validity: if your visa expires in less than one year, many landlords will decline your application outright, regardless of your financial situation.

Navigating Tokyo's rental market without local expertise is genuinely difficult, especially for international tenants. A dedicated rental search specialist provides concrete advantages at every stage of the process:

  • Access to foreigner-friendly listings: specialists maintain curated databases of properties whose landlords have explicitly agreed to rent to foreign nationals, bypassing the most common source of rejection.
  • Bilingual support: all communications with landlords, property managers, and guarantor companies are handled in Japanese on your behalf, eliminating language barriers.
  • Guarantor navigation: specialists manage the entire guarantor company application process, ensuring documentation is accurate and compliant with each company's specific requirements.
  • Contract review: lease agreements are reviewed in detail, with all key clauses — including restoration obligations, renewal fees, and subletting rules — explained clearly in English.
  • Time savings: the Tokyo rental process typically involves multiple in-person visits, extensive paperwork, and tight deadlines. A specialist coordinates all of this on your behalf, which is especially valuable if you are relocating from abroad.
  • Negotiation: experienced specialists can negotiate on fees such as reikin or management fees, and identify properties where these costs can be reduced or waived.

A rental search specialist working in Tokyo will carry out a thorough verification process on your behalf before any application is submitted. Key checks typically include:

  • Foreigner-friendliness of the property: confirming that the landlord and property management company accept foreign tenants, which is not guaranteed across the market.
  • Visa and residency status compatibility: ensuring your current visa type and remaining period of stay meet the landlord's minimum requirements — some landlords decline applications if the visa expires within 12 months.
  • Guarantor company eligibility: verifying which approved rent guarantee companies (yachin hosho-gaisha) are accepted for the property, and pre-checking your eligibility with them.
  • Lease terms and hidden clauses: reviewing the Japanese-language contract for unusual restoration clauses, pet restrictions, subletting prohibitions, and renewal conditions.
  • Upfront cost breakdown: itemising all initial fees (shikikin, reikin, agency fee, insurance) so there are no surprises at signing.
  • Building condition and management: checking the age of the building, earthquake resistance standards (post-1981 shin-taishin certification), and the responsiveness of the property management company.
  • Proximity to transport and amenities: confirming walking distance to the nearest train or metro station, a key factor in Tokyo's rental market.

A structured rental search service in Tokyo typically follows these steps:

  1. Initial briefing: you share your requirements — budget, preferred neighbourhoods, apartment size, move-in date, and any specific needs (pet-friendly, English-speaking building management, proximity to international schools, etc.).
  2. Document preparation: the specialist helps you compile your rental dossier, including your residence card or Certificate of Eligibility, proof of income, employment certificate, and passport.
  3. Curated property selection: a shortlist of foreigner-friendly properties matching your criteria is prepared, drawing on both public listings and off-market or pre-screened stock.
  4. Property viewings: viewings are arranged and accompanied (in person or virtually), with the specialist providing commentary on each property's strengths, weaknesses, and value for money.
  5. Application submission: once you select a property, the specialist submits the application in Japanese, liaises with the guarantor company, and manages all back-and-forth with the landlord and property manager.
  6. Contract review and signing: the lease is reviewed in full, key clauses are explained in English, and you sign with full understanding of your obligations.
  7. Move-in support: the specialist may assist with utility setup, ward office registration (juminhyo), and any initial issues with the property.

A rental search service in Tokyo is particularly valuable for the following profiles:

  • Newly arrived expatriates: professionals relocating to Tokyo for work who need to find accommodation quickly, often before or shortly after arrival, without an established local network.
  • Remote workers and digital nomads: individuals seeking furnished or semi-furnished long-term rentals (typically 3–12 months or more) who need flexibility and English-language support throughout the process.
  • International students: students enrolling at Tokyo universities who are not eligible for university dormitories and need to navigate the private rental market for the first time.
  • Families relocating internationally: households requiring larger apartments (2LDK or 3LDK) in specific school catchment areas, with particular attention to proximity to international schools and family-friendly neighbourhoods.
  • Freelancers and self-employed professionals: individuals who cannot provide a standard Japanese employment certificate and need specialist guidance to present their financial situation in a way that satisfies landlord and guarantor company requirements.
  • Short-notice relocations: anyone who needs to secure accommodation within a tight timeframe and cannot afford the delays caused by application rejections or language barriers.

Tokyo is divided into 23 central wards (ku) plus numerous outer cities and towns, each with a distinct character and rental price range. Here is a practical comparison of the most relevant areas for long-term international tenants:

  • Minato-ku: the most prestigious central ward, home to Roppongi, Azabu-Juban, and Hiroo. Popular with senior expats and diplomatic staff. Rents for a 1LDK start from approximately ¥200,000 JPY/month and rise significantly for larger units (source: Tokyo Room Finder, 2024).
  • Shibuya-ku: vibrant and international, with popular sub-areas including Daikanyama and Ebisu. Average rents are high, with 1-bedroom apartments typically ranging from ¥150,000 to over ¥220,000 JPY/month (source: E-Housing, 2024).
  • Shinjuku-ku: highly connected transport hub with a mix of residential and commercial areas. Rents for a 1-room to 1LDK range from approximately ¥100,000 to ¥155,000 JPY/month (source: Tokyo Room Finder, 2024).
  • Setagaya-ku: quieter, residential, and popular with families. Larger apartments available at mid-range prices, typically ¥130,000–¥230,000 JPY/month depending on size (source: Tokyo Relocation Guide, 2025).
  • Nakano-ku and Suginami-ku: more affordable inner-city wards with good transport links. Rents for a 1LDK typically range from ¥75,000 to ¥200,000 JPY/month (source: Tokyo Room Finder, 2024; Tokyo Relocation Guide, 2025).
  • Edogawa-ku and Adachi-ku: outer eastern wards offering the most affordable rents in the 23-ward area, popular with expat families seeking space and value. Rents are typically 30–50% lower than in Minato-ku (source: Japan Living Life, 2024).

The right neighbourhood depends on your commute, lifestyle, budget, and family situation. A rental search specialist can help you compare options based on your specific priorities.

Renting long-term in Tokyo involves significantly higher upfront costs than in most Western cities. Beyond the monthly rent itself, tenants should budget for several one-time fees paid at the start of the lease:

  • Shikikin (security deposit): typically 1–2 months' rent, partially refundable at the end of the tenancy depending on the condition of the property.
  • Reikin (key money): a non-refundable goodwill payment to the landlord, equivalent to 1–2 months' rent. As of 2024, approximately 54.5% of Tokyo properties still require reikin (source: MailMate, 2024). Searching for reikin nashi listings can help avoid this cost.
  • Agency fee: typically 1 month's rent, paid to the real estate agency.
  • Guarantor company fee (yachin hosho): usually 0.5–1 month's rent upfront, plus annual renewal fees.
  • Fire insurance premium: mandatory in most leases, usually a fixed annual amount.
  • Renewal fee (koshinryo): charged every 2 years in Tokyo, typically 1 month's rent.

In total, initial move-in costs can reach 4–6 months' equivalent rent before you even step through the door. Monthly rents vary widely by ward: central wards such as Minato and Chiyoda command the highest rates, while outer wards like Nakano, Suginami, or Adachi offer more affordable options (source: Tokyo Relocation Guide, 2025).

International tenants searching for long-term accommodation in Tokyo frequently make the following avoidable mistakes:

  • Underestimating upfront costs: many newcomers budget only for the first month's rent and are caught off guard by the full stack of initial fees — shikikin, reikin, agency fee, guarantor fee, and insurance — which can total 4–6 months' equivalent rent.
  • Applying without a guarantor solution in place: submitting an application before confirming eligibility with a rent guarantee company (yachin hosho-gaisha) often leads to rejection and wasted time.
  • Ignoring visa expiry dates: applying for a property when your visa has less than 12 months remaining significantly reduces your chances of approval with most landlords.
  • Relying solely on English-language platforms: limiting your search to English-only portals means missing the vast majority of available listings on Japanese platforms.
  • Not reading the restoration clause (genjo kaifuku): failing to understand what you are liable to restore at the end of the tenancy can result in unexpected deductions from your security deposit.
  • Choosing a neighbourhood without testing the commute: Tokyo's train network is extensive but complex. A seemingly short distance on a map can involve multiple transfers and a 45-minute journey.
  • Skipping the building age check: older buildings built before 1981 may not meet current earthquake resistance standards (shin-taishin kijun), which is an important safety and insurance consideration.
  • Prepare your documents before you start searching: have your residence card (or Certificate of Eligibility), passport, proof of income, employment certificate, and recent pay slips ready before contacting any agency. Delays in document submission can cost you a property.
  • Search for reikin nashi (no key money) listings: as of 2024, nearly half of Tokyo properties do not charge key money. Filtering for these listings can significantly reduce your upfront costs.
  • Check your visa expiry date: if your visa expires within 12 months, address this before applying — many landlords will decline your application regardless of your financial profile.
  • Use Japanese-language platforms: SUUMO, HOME'S, and AtHome list the vast majority of available rentals. A bilingual specialist can search these on your behalf.
  • Avoid the February–April peak season if possible: competition is highest during Japan's corporate and academic year-start period. If your move-in date is flexible, targeting May–September can give you more choice and negotiating room.
  • Factor in management fees (kanrihi): always ask for the total monthly cost including management fees, which are not always included in the advertised rent.
  • Verify the building's earthquake resistance standard: confirm that the building meets the post-1981 shin-taishin kijun (new earthquake resistance standard) for safety and insurance purposes.
  • Register at your ward office promptly: once you move in, you are legally required to register your address (juminhyo) at the local ward office within 14 days.

Remoters connects international tenants with vetted rental search specialists who are experienced in the Tokyo market. Whether you are relocating for work, studying, or settling in Japan as a remote worker, Remoters can match you with an English-speaking expert who will guide you through every step of the rental process — from building your dossier to signing your lease — in full compliance with Japanese rental regulations.

Searching for property in Tokyo from abroad comes with significant challenges: language barriers, time zone differences, complex administrative procedures, and a highly competitive local market. A property hunter based in Tokyo acts as your trusted local representative, handling every step of the search on your behalf.

They have in-depth knowledge of Tokyo's diverse neighborhoods — from the upscale areas of Minato and Shibuya to the more residential districts of Setagaya or Nerima — and can identify properties that match your criteria before they even hit the open market.

Beyond finding listings, a property hunter coordinates viewings, negotiates prices, liaises with local real estate agencies, and guides you through Japan's unique property acquisition process, including the mandatory use of a licensed judicial scrivener (shiho shoshi) for ownership transfers.

With a property hunter by your side, you avoid costly mistakes, save months of remote searching, and gain peace of mind knowing a professional is protecting your interests on the ground in Tokyo.

Japan's real estate market operates almost entirely in Japanese, and the vast majority of listings, contracts, and legal documents are not available in English. For a foreign buyer searching from overseas, this language barrier alone can make the process nearly impossible to navigate independently.

A bilingual property hunter in Tokyo bridges this gap entirely. They communicate directly with local landlords, sellers, and real estate agencies in Japanese, ensuring nothing is lost in translation. They translate and explain all key documents — including the juyo jiko setsumeisho (important matters explanation document) — so you fully understand what you are signing before committing.

They also help you understand culturally specific practices in Japanese real estate, such as the concept of reikin (key money), shikikin (security deposit), and the role of guarantors, which can be confusing or even invisible to foreign buyers without local guidance.

By working with a property hunter on Remoters, you ensure that language is never an obstacle between you and your ideal property in Tokyo.

Absolutely — and this is one of the most valuable services a property hunter provides for international clients. Tokyo's real estate market moves extremely fast, especially in sought-after neighborhoods. Properties can be reserved within hours of listing, making it virtually impossible for someone based abroad to react in time without local representation.

A property hunter attends viewings in person on your behalf, providing detailed video walkthroughs, professional photographs, and honest assessments of the property's condition, surroundings, and potential issues such as noise levels, natural light, or proximity to transport links.

Once you identify a property you wish to pursue, your property hunter enters into negotiations directly with the seller or landlord, leveraging their local market knowledge to secure the best possible price and conditions. They understand the cultural nuances of negotiation in Japan, where directness must be balanced with respect and relationship-building.

This end-to-end representation means you can confidently move forward with a Tokyo property purchase or rental from anywhere in the world, without ever needing to be physically present until the deal is done.

Foreigners face a unique set of obstacles when trying to rent or buy property in Tokyo. Many landlords are reluctant to rent to non-Japanese tenants due to concerns about language barriers, cultural differences, or uncertainty around lease renewals. Some buildings explicitly exclude foreign tenants, and without a Japanese guarantor or a recognized guarantor company, applications are frequently rejected.

For buyers, the challenges multiply: Japan has specific regulations around property ownership by non-residents, financing options are limited for foreigners without a Japanese bank account or residency status, and the due diligence process requires navigating earthquake resistance certifications, land registry checks, and urban planning zone restrictions.

A property hunter who specializes in working with international clients knows exactly which landlords and sellers are open to foreign buyers, which guarantor companies accept overseas applicants, and how to present your profile in the most favorable light to maximize your chances of approval.

They also coordinate with notaries, tax advisors, and financial institutions to ensure the entire transaction is legally sound and financially optimized for your situation as a non-resident. With Remoters, you are matched with a property hunter who has proven experience helping international clients successfully secure property in Tokyo.

What are you looking for in Tokyo?

One of our home finders will look for the ideal property for you
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Long-term rental

standard lease, for 12 months or more
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Short rental

for periods of 1 to 12 months
Illustration : trois colocataires

Colocation

a room in an existing shared flat
Schéma d'un logement avec différentes pièces et meubles, incluant lit, table, bureau et rangements.

Long-term rental

Standard lease, for 12 months or more
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Short-term rental

For periods of 1 to 12 months
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Colocation

a room in an existing shared flat

How does it work?

1

First contact:Your home finder offers a free call to understand your needs.

2
Quote: If you’re ready to move forward, you’ll receive a personalized quote via Remoters.
3
Mission start: Once approved and paid, the housing search begins.
4
Support: Your home finder assists you through to the lease signing and your arrival.
5
Feedback: Share your review — your satisfaction is our priority !
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We are present around the world!

Remoters continues to grow!
We are recruiting new home finders everywhere, do not hesitate to apply
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Questions fréquentes

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Why is hiring a property hunter essential when searching for real estate in Tokyo from abroad?

Searching for property in Tokyo from abroad comes with significant challenges: language barriers, time zone differences, complex administrative procedures, and a highly competitive local market. A property hunter based in Tokyo acts as your trusted local representative, handling every step of the search on your behalf.

They have in-depth knowledge of Tokyo's diverse neighborhoods — from the upscale areas of Minato and Shibuya to the more residential districts of Setagaya or Nerima — and can identify properties that match your criteria before they even hit the open market.

Beyond finding listings, a property hunter coordinates viewings, negotiates prices, liaises with local real estate agencies, and guides you through Japan's unique property acquisition process, including the mandatory use of a licensed judicial scrivener (shiho shoshi) for ownership transfers.

With a property hunter by your side, you avoid costly mistakes, save months of remote searching, and gain peace of mind knowing a professional is protecting your interests on the ground in Tokyo.

Une main portant un bracelet noir pointe sur l'écran d'un ordinateur portable tandis qu'une autre main tape.
How does a property hunter in Tokyo help overcome the language barrier for foreign buyers?

Japan's real estate market operates almost entirely in Japanese, and the vast majority of listings, contracts, and legal documents are not available in English. For a foreign buyer searching from overseas, this language barrier alone can make the process nearly impossible to navigate independently.

A bilingual property hunter in Tokyo bridges this gap entirely. They communicate directly with local landlords, sellers, and real estate agencies in Japanese, ensuring nothing is lost in translation. They translate and explain all key documents — including the juyo jiko setsumeisho (important matters explanation document) — so you fully understand what you are signing before committing.

They also help you understand culturally specific practices in Japanese real estate, such as the concept of reikin (key money), shikikin (security deposit), and the role of guarantors, which can be confusing or even invisible to foreign buyers without local guidance.

By working with a property hunter on Remoters, you ensure that language is never an obstacle between you and your ideal property in Tokyo.

Une main portant un bracelet noir pointe sur l'écran d'un ordinateur portable tandis qu'une autre main tape.
Can a property hunter in Tokyo attend viewings and negotiate on my behalf while I am still overseas?

Absolutely — and this is one of the most valuable services a property hunter provides for international clients. Tokyo's real estate market moves extremely fast, especially in sought-after neighborhoods. Properties can be reserved within hours of listing, making it virtually impossible for someone based abroad to react in time without local representation.

A property hunter attends viewings in person on your behalf, providing detailed video walkthroughs, professional photographs, and honest assessments of the property's condition, surroundings, and potential issues such as noise levels, natural light, or proximity to transport links.

Once you identify a property you wish to pursue, your property hunter enters into negotiations directly with the seller or landlord, leveraging their local market knowledge to secure the best possible price and conditions. They understand the cultural nuances of negotiation in Japan, where directness must be balanced with respect and relationship-building.

This end-to-end representation means you can confidently move forward with a Tokyo property purchase or rental from anywhere in the world, without ever needing to be physically present until the deal is done.

Une main portant un bracelet noir pointe sur l'écran d'un ordinateur portable tandis qu'une autre main tape.
What are the specific challenges of renting or buying property in Tokyo as a foreigner, and how does a property hunter solve them?

Foreigners face a unique set of obstacles when trying to rent or buy property in Tokyo. Many landlords are reluctant to rent to non-Japanese tenants due to concerns about language barriers, cultural differences, or uncertainty around lease renewals. Some buildings explicitly exclude foreign tenants, and without a Japanese guarantor or a recognized guarantor company, applications are frequently rejected.

For buyers, the challenges multiply: Japan has specific regulations around property ownership by non-residents, financing options are limited for foreigners without a Japanese bank account or residency status, and the due diligence process requires navigating earthquake resistance certifications, land registry checks, and urban planning zone restrictions.

A property hunter who specializes in working with international clients knows exactly which landlords and sellers are open to foreign buyers, which guarantor companies accept overseas applicants, and how to present your profile in the most favorable light to maximize your chances of approval.

They also coordinate with notaries, tax advisors, and financial institutions to ensure the entire transaction is legally sound and financially optimized for your situation as a non-resident. With Remoters, you are matched with a property hunter who has proven experience helping international clients successfully secure property in Tokyo.

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