Introduction to Renting as a JET[]
One of the most unique elements of the Tokyo JET experience is that we each choose our own apartments or share houses instead of living in teachers dorms or school housing like in other prefectures. This is great because we get to live anywhere in the city we want -- perhaps even within walking distance of our schools -- and get to ensure our living arrangements more accurately reflect our needs and desires!
However, it comes with its own set of stresses. Namely unlike private school JETs, Tokyo Public School JETs are asked to pick their apartment by the time they arrive in Japan without viewing it in person. Which is why it is imperative that you begin researching now and creating clear and reasonable expectations and limits. That way, when you finally begin to email your real estate agent (usually in late June), you will be fully prepared to make a quick and informed decision about your new home. Those that go against the BoE recommendation to pick their apartment by arrival must find temporary housing on their on while they continue to search.
Every Tokyo JET's apartment hunting experience is different, but on this page we hope to provide you with enough information to give you a solid foundation for this new adventure.
Quick Beginning FAQ[]
How much does rent cost?[]
- Tokyo JET rent is almost NEVER SUBSIDIZED by our contracting organizations. And while that might seem like a drawback at first, the JET Program's salary is more than enough to support your expenditures.
- As a general life rule, you should look to spend no more than one third of your monthly salary on rent -- with responsible budgeting, this range allows for plenty of money for your other living and entertainment expenses as well as savings.
- With the first year JET monthly salary raised to ¥335,000/mo, you're looking at a generous maximum of ¥111,000/mo, although after considering deductions (taxes, health insurance and any lifestyle support programs your CO might enroll you in), a more favourable maximum is ¥95,000/mo. This is generally the highest Tokyo JETs pay, although rents vary quite widely based on location. The farther you get from central Tokyo, the cheaper the rent. And for significantly smaller, less livable sized rooms, you can pay as low as ¥35,000 a month. Share houses have the pro of being even cheaper, but be aware that you will be sharing the space with others!
How much should I expect to spend on utilities?[]
- Whether utilities are included in your rent is going to depend on your apartment / share house. A single JET living alone can expect to pay ¥3500-5000/mo each for gas, electricity, and water depending on your usage, so budget somewhere between ¥10000-15000/mo total, not counting phone and internet. Water bills are usually paid every two months depending on usage.
Can I live outside Tokyo?[]
- Yes! If you work close to Saitama or Chiba or Kanagawa, etc., you can go ahead and find an apartment there that suits your taste. In most cases, it is cheaper to live outside Tokyo.
Can I live with my boyfriend/girlfriend/partner/spouse/bff/pet lizard?[]
- Absolutely. You'll have most trouble with the pet lizard, honestly. And that's just a matter of finding an apartment that allows pets. As for the housemates of the human variety, there are few limitations in Tokyo. Landlords do technically have the leverage to turn down a housemate, and may in some circumstances (like an unmarried dual-income couple, where a quick and nasty breakup might jeopardise their ability to service their rent bill), but it's generally not in their best interest to do so.
Will I be turned down from renting because of my race or nationality?[]
- Unfortunately there are no anti-discrimination laws in Japan which protect renters from being denied residency due to race/nationality. Therefore you more than likely will encounter landlords who reject your application because you are not Japanese. Your real estate agent will help you find landlords who are open to renting to foreign residents.
What do Tokyo JETs' apartments look like? (Tokyo JET video submissions)[]
- Get a feel for how Tokyo JETs live! Current JETs, want to submit your videos? Feel free to add them to this page or send them to us on our socials and we'll put them up.
 Tokyo JET Program Apartment (15m² 1K Loft) |
1K apartment ¥70,500/mo (¥68,000 + fees) Setagaya/Shibuya 15 square meters + loft |
|---|---|
 Sumida Apartment |
1K apartment ¥75,000/mo Sumida ≈25 square meters |
Doing Your Research[]
- APARTMENTS SELL VERY FAST IN TOKYO!! You may find that the apartment you decide on with your agent is taken by the time you arrive in Japan. Most landlords want you to rent the property as soon as possible. They are willing to hold the property for about two weeks usually, but in some rare cases, for about a month. In order to help you remain patient and flexible, you should begin to familiarize yourself with Japanese accommodations.
- As you begin to search the internet for apartments/share houses, it is important to keep in mind that your goal at this point is not to find the exact apartment you want to sign for. Rather, you want to have a selection of ideal apartment styles in order to show your assigned real estate agent the gist of what you are looking for. In the end, though, each agent will have a separate selection of contracts which they will be able to offer you which are similar to your ideas and are currently available.
Terminology[]
- As you search for apartments you will see many keywords on the floor plans. Here are some of the terms you will need to be familiar with.
Contract and Fee Terms[] | ||
|---|---|---|
| Term | English | Explanation |
| 保証人 (hoshounin) |
Guarantor | A guarantor is usually required for foreign residents attempting to rent in Japan. Your contracting organization will act as your guarantor. For Public School JETs, the Tokyo BOE will only act as a guarantor for the real estate agent they assign to you. If you choose your own realtor, you will need to find another guarantor or a guarantor-free apartment. |
| 敷金 (shikikin) |
Deposit | Deposit for renting. Usually about 1 month's rent. This will be returned upon moving (after deductions for cleaning/repairs). |
| 礼金 (reikin) |
Gift / Key Money | A second, traditional Japanese deposit for renting. Usually about one month's rent. This is usually not returned upon moving out. Some apartments do not charge this fee and will only charge a deposit. |
| 共益費 (kyouekihi) |
Management Fee | This is a monthly fee which covers the cost of building management. Usually about 500 yen/month. |
| 仲介手数料 (chukai-tesuryo) |
Agent Fee | This fee is a commission price paid to your real estate agent. Usually one month's rent plus tax. |
| 保険料 (hokenryo) |
Insurance | This insurance is required to protect against fire/water damage. Usually about 500-1000 yen/month. |
Search Tools[]
- Try doing some searches online to familiarize yourself with Japanese apartments.
- If you are a private school JET, you can find your school on Google Maps and begin to search for apartments specifically in that area. If you do not know the name of your school yet, don't worry! Just focus on specifics of your ideal apartment layout for the time being.
- Please note! These websites and searches are primarily for you to find out what you can afford and where, but a real estate agent is your best bet for up-to-date and current listings. Even if you find an apartment you really like online it may not be available.
|
Apartment Search Websites | ||
|---|---|---|
| Real Estate Japan Inc. | Full English search and support for foreign residents | |
| Best Estate | Full English search and support for foreign residents (Global Trust Networks) | |
| Suumo | Japanese only, LGBT support options | |
| Lifull Homes | Japanese only | |
| At Home | Japanese only | |
| Tokyo Cheapo Rent Map | Full English interactive map of rent by area in the central part of Tokyo | |
Apartment Wish List[]
- While you do your research, create a Wish List to give to your real estate agent when they contact you (see below). This will ensure your agent can find you something that suits your needs. The more specific you are, the better your agent will be able to narrow their search to things you will like! But also be willing to remain flexible and clarify which items are absolutely necessary and which ones are negotiable.
- Minimum Rent: You can pay 30,000 yen/month to stay in a box, but is it worth it?
- Maximum Rent: It is recommended that you keep your rent lower than one third of your monthly salary. (Don't forget you also pay taxes and utility bills!)
- Size & Layout: 1Ks are suitable for singles, but if you're coming in pairs or more you might want to check out 2(L)DKs
- Building Age: The newer it is, the safer and more expensive. Though the building may have more fancy gadgets, such as a locked lobby in which salesmen (NHK etc.) cannot enter without permission. The most important dates are 1981 (for all buildings) and 2000 (for wooden buildings) - these represent significant changes in national construction standards for earthquake safety. You may still choose to live in buildings constructed before these dates, but this is an important fact to keep in mind.
- Area: It is prudent to provide your real estate agent with the address of your school so that they can find apartments nearby or on convenient train lines. Alternatively, if you have the time and map-reading prowess, produce yourself a list of lines and stations that you are willing to live on (e.g. on the Chuo line between Kunitachi and Nakano).
- Distance to the station: Usually shown in minutes, this is how long it takes to walk to the nearest station
- Commute Time: Would you enjoy a brisk walk to school every day? Or perhaps you enjoy the calm morning zen of zoning out to some music on a long train ride? NOTE: Your daily commute is paid for by your CO!
- Specific neighborhood: Do you want to ignore your school and instead live near a specific trendy areas like Shibuya, Shimokitazawa, or Kichijouji?
- Other Personal Requirements
- New building? Old building?
- Wooden building (cheaper)? Steel or concrete (earthquake safe and better soundproofing)?
- Ground floor? Third floor?
- Wood flooring or Bamboo/tatami?
- Washing machine in your room? In the building? Nearby coin laundry?
- Closet?
- Loft?
- Balcony?
- Windows?
- Pets?
- Internet? (Note that internet plans provided with an apartment may make it difficult or impossible to upgrade if your usage outstrips the performance of your supplier. If you're a power user, see if you can get performance numbers before you commit or consider getting a place that will be more amenable to you arranging your own high-performance connection.)
Real Estate Agents[]
- Both public and private JETs will be put in touch with an assigned real estate agent toward the end of June. (As the real estate market is constantly fluctuating and available apartments will change, these emails will come fairly late, so please do not panic if you do not hear from them right away.)
- You are allowed to decline the assigned agent and search by yourself for an agent of your choosing. However, it will require more work and a possibly a high level of Japanese ability on your part. ALSO NOTE that your contracting organization may not agree to act as your guarantor if you choose to search alone.
- Tokyo BoE Public School JETs are advised to use the services of the agency nominated for them by the BoE. For 2025, this will be エイブル (ABLE). The BoE will NOT act as your guarantor if you choose to decline the services of their nominated agency. They will put you in contact with a real estate agent who will help you in your apartment search. The agent fee will be 50% of one month’s rent. There is also a guarantor fee of 30% of one month’s rent. The company will advise you on how to pay rent.
- Private School JETs are advised to use the services of Global Trust Networks, a relocation company contracted by the Shigaku Zaidan to help JETs find apartments. They will put you in contact with a real estate agent who will help you in your apartment search. The agent fee will be 50% of one month’s rent. There is also a guarantor fee of 30% of one month’s rent. The company will advise you on how to pay rent.
After Arrival: Apartment Viewing, Signing, and Move-in[]
In late June, after you've been put in touch with your real estate agent, you will correspond via email in order to line up a handful of apartments to view.
Then after arrival you will meet with them in person and they will take you to view them and choose the best one for you.
This will happen in varying ways depending on your Board of Education, School, and Entry Group.
Public School JETs[]
Viewing[]
- Public School JETs will be asked to have a place of stay by they time they arrive in Japan. You will need to communicate with your agent through email and phone while in your home country. Depending on when you get your placement notification you may have around 1 month to 1 week before arrival in Japan to search for an apartment or share house. As you can not view the apartment in person, you may ask the agent if there are virtual tours, videos, and detailed photos available to look at to make your decision.
- You should be prepared to ask many questions before deciding on a contract! Take notes, photos, measurements -- anything that you need to make an informed decision. Be sure to ask questions about the break down of cost of rent AND fees for each apartment. (Agents usually use translation apps or hire translators to help with the language barrier.)
- If you are uncomfortable choosing between the apartments you see by the time of your arrival, you will need to arrange a place of stay on your own (hostile, hotel, friend's place, etc.). However, under the Tokyo Metropolitan Government regulations for public school JETs, the TMG does not accept hotels, inns, etc. as a legitimate address to receive a commuting allowance. If you do not have an address by the 1st of the month, commuting to and from school will not be paid for the whole month.
Signing[]
- During the BoE Orientation, the BoE's nominated agency will come to the orientation venue and have you sign for the apartment and give you your keys. This is when you will be given an official list of fees and rules. Depending on the local management company, they might need to come back later to hand over your keys (next day or in the evening at the hotel). If you chose not to use the BoE's nominated agency, make sure to keep all of your documentation safe and locatable in case you need to turn any of it over to your school.
Move-in[]
- Your agent will automatically set up your water and electricity to be available by move-in day. You will need to consult with them on the time for the in-person gas installation. It is possible that, if you have a more modern, all-electric apartment without a gas connection, your water will be set up automatically but you will require an appointment to start your electricity connection. Note that, even if your electricity is automatically connected, you will be expected to flick the switch on your own breaker box to start your electricity connection, which may not have been typical in your home country. Your breaker box will usually be above your door on the inside, or inside a small panel beside your door on the outside. There is usually a main switch that controls all power (the one you'll need to flick), along with some number of switches controlling power to specific areas. You may need to turn these off later to install certain devices safely. If you see the kanji 入, that means the switch is on.
- It is suggested you take the latest time slot available the same day you receive your key. Since you might get home late from finishing procedures at your school the BOE suggest you schedule between 6pm-9pm. The BoE asks that you inform your school staff on the time of your gas appointment and asks you to meet the gas person by yourself. The following English support is available for your gas service appointment.
Gas Support[]
| Name of organization | ☎phone | |
|---|---|---|
| GTN | ||
| Broad Media Inc. | 0120-542-072・03-5304-8277(AM11-PM7) | info@mynet-navi.jp |
Private School JETs[]
Viewing[]
- This process may vary depending on your school. Do not hesitate to ask questions of them about the process as it is specific to you. However, you can widely expect to be placed in temporary housing of some kind (hotel, sharehouse, short stay) for 1-2 weeks while apartment hunting. You may have several days during which to view and decide on apartments. Your JTEs or supervisors may volunteer to help you search.
- Each JET is to make an individual appointment with the realtor assigned to you and get your school's approval for the appointment dates a couple of days in advance if you wish those days to be considered work days. You should come prepared to make a decision! Take notes, photos, measurements -- anything that you need to make an informed decision. Be sure to ask questions about the cost of rent AND fees for each apartment. (Agents usually use translation apps or hire translators to help with the language barrier.)
Signing[]
- At the end of the viewing day you will return to the real estate agent's office to sign for the apartment. This is when you will be given an official list of fees and rules (in English).
Move-in[]
- After you have signed, you will likely need to wait at least a week before move in. (Especially those in Entry Group B.) Then you will be given the key to your new apartment by your real estate agent and will move all of your things from your temporary housing directly to your new home.
Upfront Costs[]
The last thing we need to talk about is how much you will need to pay up front. This is probably where you might freak out a bit, so take a deep breath... Sitting down? Comfortable? Awesome.
| Rent and Other Potential Fees | Cost |
|---|---|
| Partial August rent (move in halfway through Aug) | less than one month's rent |
| September rent | one month's rent |
| Deposit (some apartments may not charge this) | one month's rent |
| Key/Gift Money (some apartments may not charge this) | one month's rent |
| Agent’s Commission / Processing Fee (some apartments may not charge this) | one month’s rent + 8% tax |
| Guarantor Fee (private school JETs / JETs using personal realtors may have to pay this fee) | one month's rent (or less) |
| Partial August Renter's/Fire insurance | (see below) |
| September Renter's/Fire insurance | approx. ¥2,000/month |
| Lock exchange fee (ensures only you own a key to the apt) | approx. ¥15,000 - ¥20,000 |
| Total: | 5-6 times one month's rent |
"Wait! I don't have that kind of money!" Your contracting organization might help you create a payment plan that works for you and that takes into consideration the timing of your first few paychecks.
Alternative Processes[]
- The absolute best part about the Tokyo JET Programme is the ability to completely customize your experience. If you are not interested in the apartment hunt as described above, check out these variations based on actual JET experiences:
| Incoming JET Navigation | ||||
|---|---|---|---|---|
| READ FIRST | ||||
| HOUSING | ||||
| SETTING UP | ||||
| WORK | ||||
| SUPPORT | ||||