Finding the right apartment in Tokyo can be a complex and overwhelming process for expats. There are unfamiliar lease agreements written all in Japanese, limited space compared to your home country, and a high initial move in cost. Understanding what to prioritize is key. In this guide, we’ll explore the essential factors you should consider when searching for apartments in Tokyo and how Omakase Helper can assist in making these decisions easier. Click here for our housing service (there is no extra cost to you).
1. Location, location, location!
Tokyo’s public transportation system is renowned for its efficiency, with an extensive network of trains, buses, and subways. Proximity to major train stations can significantly impact daily life, reducing commuting times and enhancing convenience.
Think about your situation.
- Do you work from home, or in the office?
- Do you have kids and need to be home fairly early to pick them up?
- Are you ok with walking 15+ minutes in the rain to get home on rainy days?
- Direct train, or transfers?
Living near a train station is more expensive, but much more convenient, especially in bad weather or if you’re dragging small children along with you.
Also consider the station. Check where your office is. What train line is closest? Are there other train lines within walking distance which are also an option for you to use? We recommend getting an apartment on one of these train lines. Changing trains is a big hassle and often involves pushing through crowded train stations and can add a long time to what seems like a short journey. A slightly longer commute on a single train is better than a shorter commute but having to change trains, especially if you can get a seat.
Omakase Helper can help you. Give us your office location and we’ll find you the most suitable areas that work for your family. Or if you work from home, tell us what is important for you and we’ll find you a great neighbourhood.
2. Size and layout considerations
Tokyo apartments come in various sizes, from compact studios to family-sized accommodations. The choice largely depends on the number of occupants and lifestyle preferences. Singletons might prefer smaller, minimalist studios in a trendy area, while couples or families would benefit from larger two- or three-bedroom apartments.
Consider if you prefer a place further out with a garden, or inner city with only a balcony. It all depends on your budget and desires.
The layout of the apartment or house is important too. Some houses will have a bedroom on the first floor, with the other bedrooms far away on the third floor. That might not be ok with small kids. Or the only space for the washing machine is on the balcony. There are many aspects to consider when looking for the right place in Tokyo for you.
Omakase Helper assists in evaluating layout preferences, helping you select spaces that offer both comfort and practicality.
3. Your budget
Rent prices in Tokyo vary significantly by location. Areas like Shibuya, Minato-ku, and Setagaya tend to be more expensive, while suburban areas offer more budget-friendly options. Additionally, expats must consider things like key money, maintenance fees, and utilities, which often come as additional costs.
Unlike some companies which only provide luxury lodgings, Omakase Helper works with any budget, from a tiny 1K apartment on a student budget to a luxurious pad in the middle of Hiro-o. Let us know your total budget, including any extra expenses like management fees.
4. Priorities: What’s essential for expats?
Think about what amenities you want. Does the house come with internet and air conditioning? What about a dishwasher? Think about bench space in the kitchen. In your home country a dishwasher and oven might be built in, but not in Japan unless it’s an expensive property.
Additional conveniences like bike parking, storage space, and communal areas enhance quality of life. If you don’t have bike parking, it can make using your bike a real pain. You will accumulate things while in Japan, so get more storage space than you think you need. Some apartments have great spaces like under-floor storage in the kitchen!
Also, think about how your wants differ from the wants of most Japanese people. For example, in Japan it is common for windows to be made from frosted glass. This is acceptable for Japanese people, but many expats prefer large clear windows with a lot of natural light.
We understand your needs, ensuring properties match the preferences of our clients.
5. Understanding Japanese rental contracts
Japanese lease agreements often require guarantors, key money, and specific renewal terms, which can be challenging for expats unfamiliar with the system.
What is key money in Japan?
Key money is a unique feature of rental contracts in Japan. It’s a non-refundable upfront payment made to the landlord as a token of gratitude or assurance. Typically, the amount is equivalent to one to two months’ rent, though it can sometimes go up to three months. You often have to pay not only this gratitude money, but also a deposit on top of that, plus about 1 month’s rent to the agent (yes, you pay that, not the landlord).
What is the guarantor fee?
In Japan, many rental agreements require a guarantor—a person who ensures that the rent will be paid if the tenant defaults. This guarantor is typically a family member, employer, or even a company that vouches for the tenant’s reliability. The guarantor system is a way to mitigate the risk landlords face when renting to tenants.
The guarantor may need to submit documentation such as proof of income, a guarantee form, or other supporting documents. Some landlords also require the tenant to pay a guarantor fee, which is usually a one-time payment of around 30-50% of one month’s rent to cover the administrative costs of verifying the guarantor.
Since you are an expat, you’ll probably have to pay a guarantor company to be your guarantor. The management company who manages your building will often choose this.
Renewal Terms in Japan
Lease agreements in Japan often have specific renewal terms, which can be different from what expats might be accustomed to. Many contracts are fixed-term contracts, typically lasting 1 to 2 years. At the end of this period, the tenant generally has the option to renew.
- Automatic Renewal: Some contracts automatically renew unless the tenant provides notice to terminate. The renewal process usually doesn’t require negotiating the rent again.
- Notice Requirements: For non-renewal, tenants must usually give a notice of 30 to 90 days before the lease expires. If notice isn’t given, the lease may renew automatically for another term.
- Renewal Fees: Usually landlords get even more money by charging a renewal fee, which is a small payment (often equivalent to one month’s rent) to extend the lease.
These unique aspects of Japanese rental contracts can be unfamiliar and may require expats to do extra research or seek professional assistance, like through services like Omakase Helper, to ensure smooth navigation of the rental process.
Omakase Helper assists clients by translating documents and guiding them through the contract terms.
6. Neighbourhood factors to consider
Certain neighbourhoods such as Shibuya, Azabu, Hiro-o, Shinjuku and Setagaya are popular among expats due to their proximity to work and English friendly services. The ward office in Minato-ku offers a lot of English support, while this is not always the case in other areas.
However, personal preferences, such as proximity to schools or parks, should guide the decision.
If you want to live somewhere where you don’t need to worry about language and you can find many foreign foods and people, choose somewhere like Hiro-o or Tamachi. If you want somewhere reasonably priced and good for a family, Nerima-ku near Hikarigaoka Park, or wards in North or East Tokyo are best for you.
Omakase Helper provides tailored neighbourhood recommendations based on client preferences.
7. Proximity to various places
Expats should prioritize apartments located near their workplace, entertainment centres, and cultural attractions to minimize commuting time and enhance lifestyle convenience.
Think about what you want to be near:
- A gym
- Big parks
- Shops
- Work
- Restaurants
We can help you find the best place with all the amenities you are after!
8. Safety
Being a country prone to natural disasters, you will want to make sure you are renting a safe place.
Your apartment or house should be safe from:
- Earthquakes (houses built after 1981 have to conform to a certain standard)
- Landslides
- Fire
- Floods
We will check the disaster risks for you and offer you only safe apartments if this is a concern for you.
9. Initial costs and ongoing costs
Many expats struggle with Japan’s requirement for guarantors and unique lease terms like key money. We will help you understand what costs you have to pay up front and what will be required in the future. We can even help you find a place without key money, or a pet friendly apartment, although options are limited.
Omakase Helper can assist you with finding the perfect place to live in Tokyo!
Selecting the right apartment in Tokyo requires consideration of factors such as transportation, size, amenities, and neighbourhood preferences. Omakase Helper simplifies this process, guiding expats through the complexities of Tokyo’s rental market, ensuring you find a home that suits your needs and lifestyle.
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