If you've ever tried to rent a normal apartment in Japan as a foreigner, you've probably hit the same wall everyone does: no guarantor, no apartment. Most landlords require a Japanese guarantor (連帯保証人) or an expensive guarantor company, on top of key money (礼金), deposit (敷金), agency fees, and renewal fees — sometimes 5–6 months' rent just to move in.
The good news: this isn't the only way to rent in Japan. This guide covers how the guarantor system works, what your realistic options are, and where to find apartments built specifically around not needing any of that.
Coming from resort or factory work and want to move into your own place? Check out our guides to factory jobs and resort jobs with free dormitories, or our share house guide if you'd rather skip the apartment hunt entirely.
Why Renting in Japan Is Hard for Foreigners
It's rarely about your visa status or income — it's about risk-averse landlords and an old-fashioned guarantor system. Here's what a typical lease actually asks for:
- Guarantor (保証人) — traditionally a Japanese relative or close contact who agrees to cover your rent if you don't pay. Most foreigners don't have one.
- Guarantor company (保証会社) — a paid substitute for a personal guarantor, usually costing 50–100% of one month's rent, plus annual renewal fees.
- Key money (礼金) — a non-refundable "thank you" payment to the landlord, often 1–2 months' rent.
- Deposit (敷金) — refundable (partially) at move-out, usually 1–2 months' rent.
- Agency fee — typically one month's rent plus tax.
Add it up, and a normal apartment can require 5–6 months' rent upfront before you even move in. That's the barrier this guide is about getting around.
Your Main Options
1. Guarantor Companies (保証会社)
Most agencies today will let you use a guarantor company instead of a personal guarantor, for a fee. This opens up the regular rental market, but you'll still usually face key money, deposit, and agency fees on top.
2. No-Guarantor / No-Key-Money Property Networks
Some property management companies own and manage their own buildings directly, which means they can skip the traditional guarantor company and up-front fee structure entirely. This is where the real savings are.
Village House is the largest such network in Japan: over 1,000 properties and 100,000+ units nationwide, all managed directly by the company. Because they manage everything in-house (no landlord, no agency, no guarantor company to satisfy), they can offer:
- No key money, no deposit, no agency fee, no renewal fee — rent from around ¥20,000/month in many regions
- No guarantor required — the company itself takes on that role
- Simple, standardized applications — one company manages the whole process, so there's no negotiating with individual landlords
- Foreign-resident friendly — support available in English, Portuguese, and Japanese, and properties nationwide, including areas with larger foreign resident communities
- Move-in campaigns — often includes free rent for the first month and moving-cost support
The honest trade-off: buildings are often older (many are renovated former employment-promotion housing), and the cheapest units are usually outside major city centers. But for anyone priced out of the guarantor system entirely, it's one of the few paths to a normal lease with your own front door.
If skipping the guarantor headache sounds good, see what’s available near you right now.
Search Village House Apartments Near You
Quick Comparison: Your Housing Options in Japan
| Standard Rental + Guarantor Co. | Village House | Share House (Oakhouse) | |
|---|---|---|---|
| Upfront cost | High (3–6 months' rent) | Very low (often 1st month + small fees) | Low (no key money, short notice-in) |
| Guarantor needed | Guarantor company (paid) | No | No |
| Privacy | Full apartment | Full apartment | Private room, shared common areas |
| Best for | Stable income, longer stay | Budget-conscious, own space | Community, short-to-mid-term |
What You'll Need to Apply
- Residence card (在留カード) with valid status
- Proof of income — a job offer or payslips; stability matters more than the amount for no-guarantor properties
- Contact phone number and email for the application and confirmation process
- Some properties may ask for an emergency contact (not a financial guarantor, just someone reachable) — this can often be a friend rather than family
FAQ
Q: Do I need a Japanese guarantor at all for these options?
A: No — that's the whole point of no-guarantor properties and guarantor companies. Standard rentals still typically require one or the other.
Q: Is it safe to live in a Village House-style building?
A: These properties are required to meet Japan's national building and earthquake-resistance standards, the same as any other legal rental housing.
Q: Can I apply from overseas before arriving in Japan?
A: Most no-guarantor property networks require you to apply once you're already in Japan with a valid residence card, since in-person or local document verification is usually part of the process.
Q: What if I want more community and less commitment than a full lease?
A: A share house might suit you better — see our full guide for comparison.
The Bottom Line
The guarantor wall stops a lot of foreign residents from ever getting their own place in Japan — but it's not the only door. Whether you go with a guarantor company on a standard rental or a no-guarantor network built for exactly this problem, there's a realistic path to your own apartment without months of upfront cash.
Questions about renting in your area? Join our Discord community for foreign residents in Japan — ask about specific neighborhoods, contracts, or anything else. [DISCORD INVITE LINK]
Related Reads
- Share Houses in Japan
- Moving Companies in Japan
- Setting Up Electricity, Gas, and Water in Japan
- Furnishing Your New Apartment in Japan
📝 日本語で読む(Versi Bahasa Jepang / For Japanese learners)
ここから下は、この記事の内容を日本語学習のために日本語でまとめたものです。(Bagian di bawah ini adalah ringkasan artikel di atas dalam Bahasa Jepang, untuk pembaca yang sedang belajar Bahasa Jepang.)
外国人(がいこくじん)として日本で普通(ふつう)の賃貸(ちんたい)物件(ぶっけん)を借(か)りようとしたことがある方(かた)なら、同(おな)じ壁(かべ)にぶつかった経験(けいけん)があるはずです——保証人(ほしょうにん)がいないと、アパートが借りられない、という壁です。この記事(きじ)では、保証人制度(せいど)の仕組(しく)みと、保証人なしでアパートを借りるための現実的(げんじつてき)な選(えら)び方(かた)を紹介(しょうかい)します。
なぜ外国人は借(か)りにくいのか
ビザの種類(しゅるい)や収入(しゅうにゅう)というより、大家(おおや)がリスクに慎重(しんちょう)であることと、昔(むかし)からの保証人制度が理由(りゆう)です。一般的(いっぱんてき)な賃貸契約(けいやく)で求(もと)められるのは、保証人・保証会社(ほしょうがいしゃ、家賃(やちん)1か月分(げつぶん)の50〜100%程度(ていど)+年間更新料(ねんかんこうしんりょう))・礼金(れいきん、1〜2か月分)・敷金(しききん、1〜2か月分)・仲介手数料(ちゅうかいてすうりょう、1か月分+税(ぜい))です。合計(ごうけい)すると入居前(にゅうきょまえ)に家賃5〜6か月分もの初期費用(しょきひよう)が必要(ひつよう)になることがあります。
主(おも)な選び方
一つは保証会社を使(つか)って一般(いっぱん)の賃貸市場(しじょう)にアクセスする方法(ほうほう)(礼金・敷金・仲介手数料は引(ひ)き続(つづ)きかかります)。もう一つは、建物(たてもの)を自社(じしゃ)で直接(ちょくせつ)管理(かんり)している不動産会社(ふどうさんがいしゃ)を使う方法で、ここに本当(ほんとう)の節約(せつやく)があります。
ビレッジハウスは日本最大級(さいだいきゅう)のこうしたネットワークで、全国(ぜんこく)1,000棟(とう)以上(いじょう)・10万戸(こ)以上を直接管理しています。礼金・敷金・仲介手数料・更新料なし、保証人不要(ふよう)(会社自体(じたい)が保証人役(やく))、家賃月額(げつがく)約2万円から、1社(しゃ)で完結(かんけつ)するシンプルな申(もう)し込(こ)み、英語(えいご)・ポルトガル語・日本語のサポートも用意(ようい)されています。
正直に言うと、建物は比較的(ひかくてき)古(ふる)く、最安(さいやす)の物件は都心(としん)から離(はな)れていることが多いですが、保証人問題(もんだい)に困(こま)っている方には現実的な選び方の一つです。
保証人の面倒(めんどう)な手続(てつづ)きを避(さ)けたい方は、下のリンクから現在空(あ)いている物件を確認(かくにん)できます。
申し込みに必要なもの
有効(ゆうこう)な在留(ざいりゅう)カード、収入証明(しゅうにゅうしょうめい)(内定通知書(ないていつうちしょ)や給与明細(きゅうよめいさい))、使(つか)っている電話番号(でんわばんごう)とメールアドレス、物件によっては緊急連絡先(きんきゅうれんらくさき、友人(ゆうじん)でも可(か))が必要です。
まとめ
保証人の壁(かべ)のせいで、多くの外国人が日本で自分(じぶん)の住(す)まいを持(も)てずにいます。しかし、それが唯一(ゆいいつ)の道(みち)ではありません。保証会社を使う方法でも、保証人不要ネットワークを使う方法でも、数(すう)か月分(げつぶん)の初期費用なしで自分のアパートを持つ現実的な道があります。
契約(けいやく)でよく出(で)る言葉(ことば)
- 保証人(hoshounin) — Guarantor / Penjamin — 家賃(やちん)を払(はら)えなくなった時(とき)に、代(か)わりに払う人のこと
- 礼金(reikin) — Key money / Uang terima kasih — 大家(おおや)さんへの「お礼」のお金。戻(もど)ってこない
- 敷金(shikikin) — Security deposit / Uang jaminan — 退去(たいきょ)する時に一部(いちぶ)戻ってくることがあるお金
- 仲介手数料(chuukai tesuuryou) — Agent fee / Biaya agen — 不動産屋(ふどうさんや)に払う手数料
- 更新料(koushinryou) — Renewal fee / Biaya perpanjangan — 契約を更新(こうしん)する時に払うお金
- 在留カード(zairyuu kaado) — Residence card / Kartu izin tinggal — 日本に住む外国人が持つ身分証明書(みぶんしょうめいしょ)
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