Renting an Apartment with a Tourist Visa — Is It Possible?

Introduction

Japan is one of the most attractive countries for long-term travel, digital nomad stays, cultural exchange, and semi-relocation lifestyles. However, one of the biggest questions foreign visitors ask when planning a stay longer than a few weeks is:

Can I rent an apartment in Japan with only a tourist visa?

The short answer is: In most cases, no — not a standard apartment lease.
The long answer requires careful explanation, which is exactly what this guide delivers.

This comprehensive blog provides an accurate, step-by-step breakdown of what is legally possible, what is commonly refused, what alternatives actually work, and how travelers can move from temporary stays into proper long-term housing.

This guide is written specifically for:

• Tourists planning long Japan stays
• Digital nomads on visa-free or short-term visas
• Language-school applicants waiting for resident visas
• People transitioning to work, spousal, or student visas
• Remote workers exploring Japan long-term

This is Part 1, which focuses on legal foundations and realistic housing options available to tourists.

Chapter 1 – Rules of the Tourist Visa in Japan

1.1 What Is a Tourist Visa?

Japan grants many nationalities visa-free tourist entry for up to 90 days, with possible extension for some countries (though extensions are increasingly rare).

Tourist (Temporary Visitor) visa allows:

✅ Tourism
✅ Visiting friends or family
✅ Short business meetings

It strictly prohibits:

❌ Employment
❌ Business operations
❌ Residence registration
❌ Access to government resident services

A tourist visa holder:

• Does not receive a Residence Card
• Cannot register an official Japanese address
• Cannot enroll in national health insurance
• Cannot open most Japanese bank accounts

These restrictions directly affect housing.

1.2 Why Address Registration Matters for Renting

In Japan, formal residential registration is the backbone of legal renting.

Standard apartment contracts require:

• Residence Card copy
• Registered Japanese address
• Emergency domestic contact information
• Credit screening via Japanese guarantor companies

Tourists fail all of these requirements.

Because tourists:

• Have no residence card
• Cannot legally register an address
• May leave the country at any time

Rental landlords view tourist applicants as high-risk tenants.

日本の賃貸契約で必須となる要素（日本語リスト）

• 在留カード
• 住民票登録
• 国内緊急連絡先
• クレジット審査
• 保証会社加入

Tourist visa holders generally do not meet any of these conditions.

1.3 Residency vs. Temporary Stay

Japanese law draws a sharp distinction:

Because rentals are designed for residents, tourism status does not fit Japan’s conventional housing framework.

Chapter 2 – The Legal Link Between Visa Status and Rental Contracts

2.1 Why Landlords Demand Residency

Japanese landlords must follow government compliance rules when leasing property; these include:

• Verifying a tenant’s legal residency
• Ensuring tenants can fulfill long-term payment obligations
• Maintaining legal emergency contact chains

Renting to tourists violates risk-management norms and insurance packages attached to buildings.

2.2 The Role of Guarantor Companies

Today, over 95% of rental contracts require use of a guarantor company (保証会社).

They provide insurance coverage for:

• Missed rent payments
• Eviction costs
• Damage beyond deposit coverage

However, guarantor firms require:

✅ Japanese residence registration
✅ Japanese phone number
✅ Domestic bank payment account

Tourists do not meet these criteria.

保証会社の一般審査条件（日本語リスト）

• 在留カード提出
• 国内口座引き落とし
• 勤務先または学校登録
• 長期滞在ステータス

2.3 Why Exceptions Are Extremely Rare

A few landlords may bypass official screening — but such cases usually involve:

• Direct personal relationships
• Cash-only agreements
• Extremely short leases (1–2 months)

However, these arrangements:

❌ Lack legal protection
❌ Violate building insurance rules
❌ Carry eviction risk
❌ Should be avoided

Chapter 3 – Why Standard Apartments Are Nearly Impossible with a Tourist Visa

3.1 Contract Duration Conflicts

Standard leases in Japan:

• Run 2 years by default
• Include renewal fees every two years

Tourist status:

• Covers 90 days maximum

No landlord wants a tenant whose visa expires long before the lease legally matures.

3.2 Financial Screening Issues

Japanese housing screening evaluates:

• Income stability
• Employment continuity
• Japanese credit track record

Tourists provide none of these.

3.3 Absence of Legal Enforcement Tools

Landlords rely on:

• Resident eviction procedures
• Domestic courts and guarantor enforcement

Foreign tourists:

• Can disappear from the country
• Cannot be easily sued or collected against

Thus tourist tenants create almost zero legal security for property owners.

観光ビザで賃貸が拒否される主な理由（日本語リスト）

• 在留期間が短すぎる
• 保証会社が通らない
• 所得証明不可
• 住民登録不能
• 契約違反時の法的回収不能

Chapter 4 – Housing Options That Tourist Visa Holders Can Use

Because standard rentals are off-limits, travelers must focus on legally permitted alternatives.

These options allow stays of weeks to several months without residency requirements.

4.1 Monthly Apartments (マンスリーマンション)

Monthly apartments operate outside the standard rental law structure.

They are not residential leases — but temporary lodging contracts.

Features:

• Fully furnished
• Utilities included
• Internet included
• No guarantor
• Passport ID accepted
• No residence registration required

Length:

• Minimum 1 month
• Maximum 3–6 months depending on operator

Cost:

• ¥150,000 – ¥300,000/month in central Tokyo

4.2 Serviced Apartments

Serviced apartments bridge the gap between hotels and rentals.

Included services:

• Furniture
• Cleaning
• Front desk support
• Business centers

Pricing:

• ¥250,000 – ¥500,000/month

Most cater to:

• Corporate travelers
• Executives in temporary assignments
• Wealth-heavy nomads

4.3 Short-Term Share Housing

Some share houses offer:

• 30–90 day stays
• Passport ID contracts

Living conditions:

• Shared kitchens & bathrooms
• Young multinational communities

Costs:

• ¥60,000–¥120,000/month

4.4 Airbnb & Long-Stay Hotels

While Airbnb’s legality in Japan varies by city and property registration status:

• Properly licensed listings exist
• Long-stay hotel discounts apply after week 2

These options suit:

• Under-60-day stays
• Visa waiting periods

観光ビザで実際に借りられる住居タイプ（日本語リスト）

• マンスリーマンション
• サービスアパートメント
• シェアハウス短期利用
• 民泊・ホテル長期滞在プラン

Chapter 5 – How Monthly Apartments Actually Work

5.1 Contract System

Monthly units use simplified agreements:

• Passport copy only
• No guarantor
• Cash or credit-card payment
• Fixed utility fees
• No deposit or minimal security deposit

Chapter 6 – Serviced Apartments vs. Hotels: Know the True Difference

Tourists frequently confuse serviced apartments with standard hotels.
While both options allow legal accommodation without residency, their long-stay functionality differs greatly.

6.1 What Is a Serviced Apartment?

A serviced apartment is a purpose-built accommodation facility targeting:

• Business travelers
• Corporate relocation clients
• High-end expatriates on short contracts

Though not considered “residential housing” under Japanese leasing law, these units combine apartment-style living with hotel licensed operations.

Typical features include:

• Private kitchen or kitchenette
• Weekly housekeeping
• Concierge or reception services
• Furniture and appliances provided
• Business-grade internet

Rental length:

• 1 week minimum to 6 months maximum

Pricing Reality

Costs are significantly higher than standard rent:

Prices reflect included services and legal lodging licensing.

6.2 Why Hotels Are a Less Effective Option

Hotels offer convenience but poor long-stay functionality:

• No cooking facilities in many rooms
• Storage limitations
• Lower privacy
• Higher night-to-night costs

Even with negotiated long-term discounts, total expenses surpass monthly apartments or serviced apartments.

6.3 Which Should You Choose?

Travelers typically select:

Serviced apartments if:

• Staying 30–120 days
• Budget ≥ ¥250,000/month
• Require working space

Hotels if:

• Staying under 30 days
• Maximum flexibility is needed

長期滞在視点での比較（日本語リスト）

• コスト重視 → マンスリー
• 快適性重視 → サービスアパートメント
• 短期滞在 → ホテル

Chapter 7 – Transitioning from Tourist Visa to Resident Visa

One of the most critical topics for long-stay visitors concerns visa status upgrade.

7.1 Can You Change Visa Status While in Japan?

Yes, under certain circumstances.

Eligible cases:

• Work visa sponsorship confirmed
• Enrollment at a certified Japanese language school
• Marriage to a Japanese citizen
• Dependent relocation

However:

🚫 Visa transitions cannot be used merely to remain in Japan longer
🚫 Housing intentions alone do not justify status change

7.2 Application Timeline

After submitting your change application:

• Processing time: 1–3 months
• You are granted Special Stay Permission during review

During this period:

✅ You remain legally in Japan
❌ You still cannot sign a standard apartment lease

Until residence approval is finalized, tourist limitations remain.

7.3 When Can You Finally Rent Normally?

You may rent standard housing only after receiving:

✅ Residence card
✅ Address registration eligibility
✅ Japanese contact line

Only once all three are confirmed does normal apartment screening begin.

ビザ切替から賃貸開始までの流れ（日本語リスト）

• 在留資格申請
• 審査待機
• 在留カード発行
• 住民登録
• 賃貸審査申請可能

Chapter 8 – Most Common Tourist Housing Problems

Foreign travelers frequently experience stressful failures due to misunderstanding legal restrictions.

8.1 Contract Rejections

Tourists often attempt to apply:

• Via regular real estate agencies
• Through Japanese online portals

Both lead to near-certain rejection.

理由（日本語リスト）

• 在留カード未保有
• 保証会社審査不可
• 契約期間不一致

8.2 Deposit Losses

Some travelers:

• Pay upfront deposits in cash
• Enter poorly documented contracts

Refund disputes then emerge, often irrecoverable.

8.3 Overstay Risks

Failed transitions or housing delays lead to overstays, which result in:

• Future visa denial
• Fines or detention
• Entry bans lasting years

主なトラブル例（日本語リスト）

• 無効契約
• デポジット未返金
• 超過滞在
• 無登録民泊利用
• 強制立ち退き

Chapter 9 – Finding Legitimate Foreign-Friendly Agencies

Although tourist rental pathways are limited, some agencies specialize in:

• Temporary furnished housing
• Multilingual support

These firms often work directly with monthly-unit providers or serviced apartment operators.

ターゲットとなるエージェントタイプ（日本語リスト）

• 英語対応
• 短期滞在契約案件の実績あり
• ビザ切替サポートを理解している
• 外国人審査ノウハウを保有

Avoid Fake Listings

Red flags include:

• Requests for full wire transfer deposits upfront
• Claims of “standard lease without residency requirements”
• Poor documentation

Chapter 10 – Realistic Strategy for Success

To secure legal housing while on a tourist visa requires acceptance of reality rather than hopes based on other countries’ systems.

Your Strategic Game Plan

✅ Step 1 — Book monthly accommodation for initial arrival

✅ Step 2 — Begin visa upgrade application immediately

✅ Step 3 — Stay legally during processing period

✅ Step 4 — Apply for normal rental only after residency approval

✅ Step 5 — Secure long-term lease

成功戦略まとめ（日本語リスト）

• 観光ビザでは通常賃貸は不可
• マンスリー等を一時利用する
• ビザ切替が最優先
• 在留カード取得後に再度賃貸挑戦
• 怪しい契約は絶対に避ける

Final Conclusion

Renting a standard apartment in Japan with only a tourist visa is almost never legally feasible.

But with informed strategy:

✔ Temporary housing becomes accessible
✔ Long-term residency can be planned
✔ Standard rental becomes achievable

Most housing disasters occur not because of rules being too strict — but because travelers misunderstand the rules.