Renting a Home in Japan — reikin, shikikin, and ¥50,000–100,000 in upfront costs

7 reliable home-search apps / websites

1. Suumo (スーモ) — Japan’s number one

• suumo.jp, mobile app
• 1,5 million listings per month, with detailed filters (under 5 minutes from a station, air conditioning, pets allowed…)
• The interface is in Japanese, but the photos and icons are clear — even people who do not know Japanese can use it

2. Homes (ホームズ)

• homes.co.jp
• Compare prices with Suumo + read landlord reviews
• Excellent “map search” feature

3. Pitat (ピタットハウス)

• pitat.com
• Part of the major brokerage chain Starts Corporation
• Offers support for foreign residents

4. Canary — available in Vietnamese!

• canary-app.jp
• App with filters by budget + area
• Some listings have English/Vietnamese translations

5. Iitoko

• iitoko-ichi.jp
• Specializes in affordable homes without reikin
• Many “zero-zero” properties (zero shikikin + zero reikin)

6. OYO Life

• oyolife.com
• An Indian company; no guarantor required and contracts can be signed online
• Prices are 15-25% higher, but the process is easier

7. GTN (Global Trust Networks)

• gtn.co.jp
• Specializes in international students / foreign workers
• Vietnamese-language support is available at major branches
• Handles both guarantor services + contract translation

The home-rental process — 7 steps

Step 1: Search for a room on an app (2-4 weeks)

• Choose an area (near your school/workplace, with a direct train route)
• Budget = 1/3 of your expected income
• Note down the 5-7 rooms you want to view

Step 2: Contact a real estate agency (fudosan)

• Send an email through the form on the app, or call
• Example: 「Suumoで見た◯◯の部屋を見学したいのですが…」
• They will schedule a viewing (内見 — naiken)

Step 3: View the room (1-2 hours/room)

• Bring your residence card + passport
• Check:
  • Lighting (south- or east-facing is best)
  • Noise (can you hear trains during rush hour?)
  • Smells (check the washing machine area and kitchen — mold is a bad sign)
  • Water (turn on the tap to check the pressure and make sure the water is not yellow)

Step 4: Submit an application (moshikomi)

Required documents:

• Passport + residence card (copies)
• Family register (if available)
• Proof of income: scholarship or employment
• If you are an international student: certificate of enrollment from your school
• Guarantor: parents in Vietnam (you will need a birth certificate to prove the relationship) OR a guarantor company

Step 5: Screening (shinsa) — 3-7 days

• The guarantor company + landlord review your application
• You may be asked for additional documents
• The acceptance rate is ~70-80% for international students attending reputable schools

Step 6: Sign the contract (keiyaku)

• A 1,5-2-hour meeting at the real estate agency’s office
• READ CAREFULLY all clauses: lease term (usually 2 years), renewal fee (koushinryou — 1 month’s rent), and early cancellation penalties
• Pay the full 50,000–100,000 in upfront costs (transfer the money before signing)
• Receive the keys

Step 7: Register your juminhyo + utilities

• Within 14 days, go to the kuyakusho to register your new address
• Call or register online for electricity (Tokyo Gas, TEPCO), gas (Tokyo Gas), water (municipality), and internet (So-net, NURO…)

5 common types of scams

1. Fake brokers

• Post extremely cheap properties on Vietnamese Facebook/Zalo groups
• Ask for a deposit before you view the room
• Reality: The room does not exist and your money is gone
• Avoid it: Only use a fudosan company registered with the kuyakusho (ask to see its takken license)

2. Exploitative share houses

• Advertise private rooms, but in reality 4-6 people share one 15m² room
• The contract explicitly says that viewings are not allowed
• Avoid it: View the property in person and check the number of beds

3. “Free” electricity/gas/internet that is actually included with inflated fees

• The landlord says “utilities free” and then adds a 15-20k yen/month “management fee”
• Avoid it: Request the original bill every month

4. Shikikin not refunded

• At the end of the lease, the landlord charges unreasonable repair fees (wall plastering, mattress replacement) and keeps the entire deposit
• Avoid it: Photograph the room’s condition on the day you receive the keys (a 5-10-minute video), then email the landlord + fudosan so you have evidence

5. Guarantor company “trap”

• Some unlicensed guarantor companies demand a 50% fee every year + hidden charges
• Avoid it: Choose one of the familiar top 5 (Nippon Safety, Casa, JID, GTN, Crown)

Monthly living costs after moving in

After paying the 50,000–100,000 in upfront costs, your monthly expenses will include:

• Rent: 40,000-80,000 yen
• Management fee (kanrihi): 3,000-10,000 yen (for shared apartment stairs, elevators, and security)
• Electricity: 3,000-6,000 yen (using air conditioning in summer/winter will raise this to 8,000+)
• Gas: 2,000-4,000 yen
• Water: 2,000-3,000 yen (billed once every 2 months)
• Internet: 3,500-5,500 yen (1Gbps fiber)

💡 Ways to save: Choose an apartment building without an elevator (lower kanrihi), a room on the 3rd-4th floor (cheaper than the 1st or top floor), and a location 10-15 minutes’ walk from the station (reduces rent by 5-10k yen compared with living near the station)

Summary

For renting in Japan in 2026, expect 50,000–100,000 yen (8-17 million VND) in upfront costs, including shikikin + reikin + shagashi + hoken + hosho + kagi. The 7 reliable home-search apps are Suumo, Homes, Pitat, Canary, Iitoko, OYO Life, and GTN. Watch out for the 5 types of scams (fake brokers, overcrowded share houses, inflated utility fees, withheld shikikin, and unlicensed guarantors). A share house or gaijin house for the first 6-12 months is the most economical option before renting a private apartment.

Just arrived in Japan and handling the rental paperwork? Use a Japan eSIM to call the fudosan and use Google Maps to view rooms more easily. Once you are settled, book a Shinkansen ticket to visit your friends in Osaka and Kyoto.

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