Living in Saitama and Commuting to Tokyo: Popular Areas for Vietnamese Residents and Rental Prices
Discover the areas with the largest Vietnamese communities in Saitama, including Kawaguchi, Warabi, and Nishi-Kawaguchi. Updated rental price ranges, initial costs, and tips for choosing a home while commuting to Tokyo.
Aug 7, 2026·✍️ olablog·⏱ 10 min read
Discover the areas with the largest Vietnamese communities in Saitama, including Kawaguchi, Warabi, and Nishi-Kawaguchi. Updated rental price ranges, initial costs, and tips for choosing a home while commuting to Tokyo.
Tap a region to browse articles
Are you preparing to come to Japan for work, or currently living in Tokyo but struggling with sky-high rent (家賃 - yachin)? With the average budget of an intern, engineer, or international student, renting a 1K apartment in Tokyo’s central wards can cost 80.000 to 110.000 yen/month (approximately 13,2 - 18,1 million VND), not including the exorbitant upfront costs. That is why Saitama Prefecture — especially border areas such as Kawaguchi, Nishi-Kawaguchi, and Warabi — has become a familiar “landing spot” for the Vietnamese community. You can save 20% to 35% on rent while reaching central Tokyo by train in just 20–30 minutes, making this an extremely practical and cost-effective solution. In this article, OlaChill takes an in-depth look at the most “hot” areas, actual rental prices as of August 2026, and valuable points to consider when choosing a home.
Why is Saitama an ideal “landing spot” for Vietnamese people working in Tokyo?
Saitama lies directly north of Tokyo, with the southern cities of the prefecture bordering Tokyo’s Kita-ku. Here are the reasons this area remains a top choice for the Vietnamese community:
- Extremely convenient transportation: Via major train lines such as the JR Keihin-Tohoku Line (京浜東北線 - Keihin-Tohoku sen) and the JR Saikyo Line (埼京線 - Saikyo sen), you can travel directly to central Tokyo stations such as Ueno, Akihabara, Tokyo Station, Ikebukuro, and Shinjuku in just 15 to 30 minutes.
- More affordable rent and living costs: Housing in Saitama is significantly cheaper than in Tokyo’s 23 wards (東京23区 - Tokyo nijusanku). Food prices at local markets and supermarkets such as Gyomu Super (業務スーパー), as well as Asian markets in Saitama, are also very competitive.
- Friendly living environment and a large Vietnamese community: Saitama is currently one of the prefectures with the largest Vietnamese populations in Japan (after Aichi, Tokyo, and Osaka). You can easily find Vietnamese grocery stores, pho restaurants, bun cha restaurants, banh mi shops, and enthusiastic support from people who arrived before you.
Top 3 Areas with the Largest Vietnamese Communities in Saitama
1. Kawaguchi (川口) – The center of Saitama’s Vietnamese community
Kawaguchi City (川口市 - Kawaguchishi) lies along the Arakawa River, directly opposite Tokyo. It is considered one of the areas with the largest Vietnamese populations in the Kanto region.
- Travel time to Tokyo: From Kawaguchi Station, the JR Keihin-Tohoku Line takes just 3 minutes to Akabane Station (Tokyo), approximately 20 minutes to Ueno, and around 29 minutes to Tokyo Station.
- Key advantages: Excellent everyday amenities, including Ario Kawaguchi shopping center, many green parks, and large-scale UR housing (UR賃貸住宅 - UR chintai jutaku). UR buildings here are especially popular with Vietnamese residents because they do not require a guarantor (保証人 - hoshojin) and do not charge key money (礼金 - reikin).
2. Nishi-Kawaguchi (西川口) – Lively, with diverse cuisine
Located at the next stop on the JR Keihin-Tohoku Line, Nishi-Kawaguchi Station is a familiar destination for young Vietnamese people, engineers, and international students.
- Travel time to Tokyo: The train takes approximately 23 minutes to Ueno and around 32 minutes to Tokyo Station.
- Key advantages: Known as a miniature “East Asian district,” the area around Nishi-Kawaguchi Station is packed with Vietnamese restaurants and supermarkets selling fresh Asian ingredients, from water spinach and balut to familiar Vietnamese seasonings. If you have just arrived in Japan and are not yet comfortable with the language, living in this area is very convenient, and you will never have to worry about missing Vietnamese food.
3. Warabi (蕨) – Affordable, peaceful, and convenient
Warabi (蕨市 - Warabishi) is the smallest city in Japan by area, but its population density is relatively high thanks to its prime location and well-developed infrastructure.
- Travel time to Tokyo: The JR Keihin-Tohoku Line takes approximately 25 minutes to Ueno. Alternatively, you can travel to Akabane and transfer to the Saikyo Line to reach Shinjuku within 30–35 minutes.
- Key advantages: Rental prices in Warabi are among the most affordable along the Keihin-Tohoku Line. The area has many inexpensive wooden and light-steel apartment buildings, making it suitable for interns, freelancers, or young families looking to maximize their savings.
Rental Price Comparison for Saitama and Tokyo (Updated August 2026)
The prices below reflect general real estate market rates as of August 2026 (reference exchange rate: 1 JPY ≈ 165 VND).
| Area | Single Room (1R / 1K) | Couple Room (1DK / 1LDK) | Family Room (2DK / 2LDK) |
|---|---|---|---|
| Tokyo (Central wards: Shinjuku, Shibuya) | 90.000 – 120.000 JPY (~14,8 – 19,8 million VND) |
150.000 – 220.000 JPY (~24,7 – 36,3 million VND) |
220.000 – 320.000 JPY (~36,3 – 52,8 million VND) |
| Tokyo (Outer wards: Adachi, Katsushika) | 65.000 – 80.000 JPY (~10,7 – 13,2 million VND) |
100.000 – 130.000 JPY (~16,5 – 21,4 million VND) |
130.000 – 180.000 JPY (~21,4 – 29,7 million VND) |
| Kawaguchi / Nishi-Kawaguchi (Saitama) | 55.000 – 72.000 JPY (~9,0 – 11,8 million VND) |
85.000 – 115.000 JPY (~14,0 – 18,9 million VND) |
110.000 – 150.000 JPY (~18,1 – 24,7 million VND) |
| Warabi (Saitama) | 48.000 – 65.000 JPY (~7,9 – 10,7 million VND) |
78.000 – 105.000 JPY (~12,8 – 17,3 million VND) |
98.000 – 135.000 JPY (~16,1 – 22,2 million VND) |
Note: Rent does not include management / service fees (管理費/共益費 - kanrihi/kyoekihi), which range from 3.000 to 8.000 yen/month depending on the building.
Initial Costs When Renting a Home in Japan (Upfront Fees)
When renting a private home in Japan, the amount you need to prepare for the first payment (初期費用 - shoki hiyou) is usually 3,5 to 5 times the first month’s rent. The fees as of August 2026 are as follows:
- Security deposit (敷金 - shikikin): Usually equal to 1 month’s rent. It is used to cover repair costs when you move out, with any remaining amount refunded.
- Key money (礼金 - reikin): 0 to 1 month’s rent. This is a non-refundable payment to the landlord.
- Guarantor company fee (保証会社初年度料 - hoshogaisha shonendoryo): Approximately 30% to 100% of the first month’s rent, for people without a personal Japanese guarantor.
- Brokerage fee (仲介手数料 - chukai tesuryo): Up to 1 month’s rent + 10% consumption tax.
- Lock-change fee (鍵交換代 - kagi kokandai): 15.000 – 25.000 JPY (~2,4 – 4,1 million VND).
- Fire and earthquake insurance (火災保険 - kasai hoken): 15.000 – 25.000 JPY/2 years.
Mandatory administrative procedures when moving in: After signing the rental agreement (賃貸借契約書 - chintaishaku keiyakusho) and moving in, you must take your moving-out certificate (転出証明書 - tenshutsu shomeisho) to Kawaguchi or Warabi City Hall (市役所 - shiyakusho) within 14 days to complete your resident registration (転入届 - tennyutodoke) and request a certificate of residence (住民票 - juminhyo).
Important Tips for Vietnamese Residents Choosing a Home in Saitama
- Check the actual walking distance (徒歩 - toho): In real estate listings, 1 minute of walking is equivalent to 80m. If a listing says 10 minutes on foot, it may actually take you 12–15 minutes. We recommend choosing a home within a 12-minute walk of the station, especially for commuting on rainy or snowy days.
- Check the construction year (築年数 - chikunensu): Give priority to buildings constructed after 1981, as they meet Japan’s newer earthquake-resistance standards (新耐震基準 - shin taishin kijun) and offer better safety during natural disasters.
- Choose a property that accepts foreign residents (外国人相談可 - gaikokujin sodan ka): Not every landlord in Japan is willing to rent to foreigners. Searching through real estate companies that specialize in assisting Vietnamese residents can save you time and help you avoid having your application rejected.
- Read the renewal and move-out clauses carefully: Pay attention to the contract renewal fee (更新料 - koshinryo, usually 1 month’s rent every 2 years) and the cleaning fee (清掃費 - seisohi) charged at the end of the contract to avoid unnecessary disputes.
Frequently Asked Questions
Q. If my take-home salary is around 18 – 22 man yen, how much should I spend on rent in Saitama? Answer: Japan’s financial rule of thumb is that rent, including management fees, should not exceed 28% – 30% of your take-home income. With a salary of 18 – 22 man yen, you should look for a room with a total monthly rent of approximately 50.000 – 62.000 yen in Warabi or Nishi-Kawaguchi.
Q. Can Vietnamese people who have just arrived in Japan rent a home without a Japanese guarantor? Answer: Absolutely. Today, most properties in Saitama use guarantor companies (保証会社 - hoshogaisha) instead of individual guarantors. You only need a residence card (在留カード - zairyu card), an employment contract, or a certificate of enrollment. UR housing also does not require a guarantor.
Q. Is the monthly train pass (通勤定期券 - tsukin teikiken) expensive if I live in Saitama and work in Tokyo? Who pays for it? Answer: A monthly pass from Kawaguchi to Tokyo costs approximately 8.000 – 11.000 yen/month, depending on the destination station. In Japan, the vast majority of companies — except in some specific part-time employment situations — cover 100% of employees’ commuting expenses (交通費 - kotsuhi), so you generally do not need to worry about this cost.
Q. What advantages does UR housing in Kawaguchi have compared with privately owned housing? Answer: UR housing does not charge key money (礼金 - reikin) or brokerage fees (仲介手数料 - chukai tesuryo), does not require a guarantor, and does not charge contract renewal fees. However, the minimum income requirement for UR housing applications is relatively strict for freelancers and international students.
Summary & Advice
Moving to Saitama — Kawaguchi, Nishi-Kawaguchi, or Warabi — is a highly sensible way to optimize your living costs while maintaining convenient access to Tokyo for work or study. Prepare carefully for the upfront costs, choose a home near a station, and seek assistance from a reputable real estate agency.
To learn more about daily life in Japan and detailed house-renting tips, you can also visit OlaChill Blog or explore the related article Tokyo & Saitama House-Renting Guide. If you would like to relax after a demanding workweek over the weekend, check out Day Tours from Tokyo by OlaChill!
Comments
No reviews yet — be the first!
