Tokyo Sumida-ku Apartments for Foreigners (518 listings)

Recommended Rental Types for Foreign Residents in Tokyo Sumida-ku

Rental housing in Japan comes in four main types, each suited to different stay lengths, budgets, and service needs. Every listing on BEST-ESTATE.JP — across all four categories — is from a landlord who welcomes foreign tenants.

Standard Rentals

The most common type of apartment or condominium in Japan.

Furniture and appliances are not included, so you'll need to buy them yourself.

Contracts typically run for 2 years.

• ・Typical monthly rent (1K, urban areas): ¥50,000–100,000
• ・Initial costs: 4–6 months' rent
• ・Minimum contract: 2 years
• ・Furniture and appliances: Tenant provides
• ・Best for: Long-term professionals and international students
• ・Pros: The widest selection by area and floor plan. Most cost-effective option for long stays
• ・Cons: Initial costs (security deposit, key money) tend to be high. A joint guarantor or rent guarantor company is usually required. Buying furniture and appliances takes time and money

Furnished Rentals

Properties that come with the essentials — bed, desk, refrigerator, washing machine — already in place.

You can start your new life in Japan with just a suitcase.

• ・Typical monthly rent (1K, urban areas): ¥70,000–130,000
• ・Initial costs: 1–2 months' rent
• ・Minimum contract: from 1 month
• ・Furniture and appliances: Included
• ・Best for: Expat professionals on short-term assignments
• ・Pros: No cost or hassle of buying furniture. Utilities (electricity, gas, water) and internet are often included in the rent. Short contracts (from 1 month) are available, which works well for unexpected relocations
• ・Cons: Monthly rent is 1.3–1.5× higher than standard rentals. Less freedom to personalize the interior

Share Houses

Each tenant has a private bedroom, while the living room, kitchen, and bathroom are shared with other residents.

Popular with younger people and students who want to meet new people from around the world.

• ・Typical monthly rent (1K equivalent, urban areas): ¥30,000–70,000
• ・Initial costs: ¥10,000–30,000
• ・Minimum contract: from 1 month
• ・Furniture and appliances: Included
• ・Best for: Students, working-holiday visitors, and young professionals
• ・Pros: Low initial costs (many properties have no security deposit or key money). Furnished, with utilities and Wi-Fi typically included. Easy to build an international community
• ・Cons: Less privacy. You'll need to adapt to shared-space rules and live alongside other tenants

Serviced Apartments

Upscale rentals that come with hotel-style services.

Many include housekeeping, concierge, and gym access, and they're often used by corporate expats.

• ・Typical monthly rent (1K, urban areas): from ¥150,000
• ・Initial costs: None to 1 month's rent
• ・Minimum contract: from 1 week
• ・Furniture and appliances: Included + housekeeping
• ・Best for: Executive-level expats
• ・Pros: High-quality furnishings and services. Hotel-grade comfort with the privacy of a home. Highly flexible contracts
• ・Cons: Rent is expensive (typically ¥150,000–300,000 per month)

※Conditions may vary by property and contract.

Required Documents and Initial Costs for a Rental Contract

When signing a rental contract in Japan as a foreigner, two things matter most: budgeting for initial costs equal to 4–6 months' rent and preparing the right paperwork — especially your Residence Card.

Below is a breakdown of what to expect, so your contract can go through smoothly.

Initial Cost Breakdown (Example: ¥80,000/month Apartment)

For an apartment with monthly rent of ¥80,000, total initial costs typically come to about ¥158,000–458,000.

The breakdown is as follows.

• ・Security deposit (shikikin): 0–1 month's rent (tax-exempt) / Example: ¥0–80,000
  Held as collateral for repair costs; partially refundable when you move out.
• ・Key money (reikin): 0–1 month's rent (tax-exempt) / Example: ¥0–80,000
  A one-time payment to the landlord; non-refundable.
• ・Agent fee (chukai tesuryo): 1 month's rent + tax / Example: ¥88,000
  Paid to the real estate agency; non-refundable.
• ・First month's rent (mae-yachin): 0–1 month's rent (tax-exempt) / Example: ¥0–80,000
  Prorated rent for the move-in month plus the next full month; non-refundable.
• ・Rent guarantor fee: 0.5–1 month's rent (tax-exempt) / Example: ¥40,000–80,000
  Fee for using a rent guarantor company; non-refundable.
• ・Fire insurance: ¥15,000–20,000 (tax-exempt) / Example: ¥15,000–20,000
  Mandatory coverage; non-refundable.
• ・Lock change fee: ¥15,000–30,000 / Example: ¥15,000–30,000
  Security cost to change the locks; non-refundable.

※Security deposit and key money may rise to 2 months' rent for high-end properties or pet-friendly units. The figures above assume monthly rent of ¥80,000. Agent fees may vary by agency and contract terms.

Required Documents Checklist

Common documents required for foreign tenants

• ・Passport — as photo ID
• ・Residence Card (zairyu card) — proof of legal residency
• ・Certificate of employment — issued by your employer
• ・Proof of income — such as 3 months of pay slips
• ・Japanese bank account — for rent auto-debit

※The above applies to foreign residents already employed in Japan.

Additional documents for international students

• ・Student ID
• ・Letter of admission
• ・Proof of tuition payment
• ・Proof of financial support from family
• ・Scholarship certificate (if applicable)

Other items

• ・Personal seal (inkan/hanko): Required for stamping contracts. A signature may be accepted in some cases.
• ・Japanese phone number: Used as your emergency contact line.
• ・Emergency contact: Name, address, and phone number of a family member, friend, or colleague living in Japan.

Document translation rules

• ・Notarized translations are recommended for key documents
• ・Some real estate agencies accept English-language versions
• ・Factor translation costs into your initial budget

Move-Out Restoration: Who Pays for What

To avoid disputes at move-out, it's important to understand who is responsible for what under Japan's restoration rules.

As of the April 2020 Civil Code revision, tenants are not legally required to repair normal wear and tear or age-related deterioration.

• ・Landlord's responsibility — Damage that occurs through normal living (natural deterioration). Examples: sun-faded wallpaper, floor indentations from furniture.
• ・Tenant's responsibility — Damage caused by negligence or careless use. Examples: cigarette stains on walls, nail holes, drink spills.

Responsibility is determined based on the Ministry of Land, Infrastructure, Transport and Tourism's “Guidelines on Restoration Disputes.”

If you're unsure who bears a particular cost, refer to those guidelines.

BEST-ESTATE.JP provides documentation in all seven languages (Japanese, English, Chinese Simplified and Traditional, Korean, Vietnamese, and Portuguese), so you can complete your rental contract with confidence even with limited Japanese.

Three Solutions When You Don't Have a Guarantor

For foreign residents without family in Japan, finding a joint guarantor is often the biggest hurdle.

There are three main solutions.

What Is a Joint Guarantor?

In a rental agreement, the joint guarantor is the person who takes on the same legal obligations as the tenant (under Japan's Civil Code) if the tenant fails to pay rent or fulfill other contractual duties such as repairs.

Scope of liability (covers all of the following)

• ・Unpaid rent
• ・Common-area and management fees
• ・Contract renewal fees
• ・Restoration costs
• ・Damages (for intentional or negligent damage to fixtures)
• ・Contract penalty fees (for breach of contract)

A joint guarantor is different from a regular guarantor: the landlord or management company can demand payment directly from the joint guarantor without first contacting the tenant.

1. Use a Rent Guarantor Company

This is the most common option today.

A rent guarantor company takes on the role of joint guarantor in exchange for a fee.

Even Japanese tenants are now required by most properties to use one.

Many guarantor companies have experience screening foreign applicants, making this a practical choice.

• ・Typical cost: 0.5–1 month's rent for the first year (¥40,000–80,000 for ¥80,000/month rent), then about ¥10,000 per year as a renewal fee
• ・Screening criteria: Residence status, income, employer, and emergency contact
• ・Guarantor companies specializing in foreign tenants: GTN (Global Trust Networks), which operates BEST-ESTATE.JP, has 19 years of experience serving foreign residents and has supported over 700,000 customers. It offers services in up to 25 languages and handles roughly 110,000 guarantor contracts per year.

2. Choose UR Rental Housing

UR rental properties are public housing managed by the Urban Renaissance Agency, an independent administrative agency.

The biggest advantages are that no key money, agent fees, renewal fees, or joint guarantor are required.

Foreign residents can sign contracts on the same terms as Japanese tenants.

• ・Income requirement: For single applicants, monthly income of at least 4× the rent, or savings of at least 100× the rent
• ・Pros: Lower initial costs (only 2 months' security deposit) and openness to foreign tenants
• ・Cons: Allocated on a first-come basis, with limited availability in popular areas. Many units are 10+ minutes from the station, and some buildings are older

3. Look for No-Guarantor Properties

Although limited in number, some properties don't require a joint guarantor or guarantor company, depending on the landlord's policy.

Real estate agencies specializing in foreign tenants often have access to listings like these.

• ・Characteristics: Rent is sometimes set higher than standard properties
• ・Recommended for: Tenants worried about failing screening, those who want to avoid guarantor fees, and newcomers without an income history in Japan

BEST-ESTATE.JP lets you search all three options on a single site.

If you need help, submit the Apartment Search Request Form and a GTN staff member will assist you.