Compare share houses and private apartments in Japan by upfront cost, monthly bills, privacy and flexibility before choosing where to live.
Quick Comparison: Share House vs. Private Apartment
Here is a quick look at how these two housing types compare (figures checked on 28 October 2026):
| Feature | Share House (e.g., Oakhouse) | Private Apartment |
|---|---|---|
| Initial Cost | Low (often a one-time fee of about 30,000 to 50,000 JPY plus the first month's rent) | High (usually about 4 to 6 months' rent) |
| Guarantor Needed? | Usually no (an emergency contact instead) | Yes (usually a rent-guarantee company) |
| Furniture & Utilities | Fully furnished; utilities in a fixed monthly fee | Usually unfurnished; utilities billed separately |
| Social Aspect | High (shared kitchens, lounges, events) | Low (complete privacy and independence) |
| Contract Length | Flexible (stays from one month at many operators) | Usually a 2-year lease, renewable |
1. Share Houses: Hassle-Free and Social
A share house is a residential option where you have a private bedroom (or shared dorm room), but share common areas like the kitchen, living room, bathrooms, and laundry facilities with other residents. Popular providers include Oakhouse and Borderless House, which cater specifically to international residents.
- Low Move-in Costs: Many operators charge no deposit or key money. Oakhouse takes a one-time contract fee (¥50,000 on the listings we checked) plus the first month's rent. Borderless House charges a ¥45,000 initial fee (¥30,000 key money and a ¥15,000 cleaning fee) plus the first month's rent and utilities. Some operators also take a deposit, so check each listing.
- Usually No Guarantor: Oakhouse and Borderless House do not require a guarantor. Oakhouse asks for an emergency contact instead, who can be a parent living outside Japan. A few operators, such as Social Apartment, require you to sign up with a paid rent-guarantee company.
- Built-in Community: Share houses are ideal for making friends and practicing Japanese. Borderless House says half of the residents in each of its houses are Japanese.
- Roommate Rules: Living with others means following rules. Most share houses have guidelines regarding kitchen cleanup, quiet hours at night (often from about 11 PM; the time varies by house), and rubbish separation.
2. Private Apartments: Independence and Privacy
If you prefer having your own kitchen, bathroom, and washing machine, renting a private apartment is the way to go. However, the process for foreign students can be complex and expensive due to traditional Japanese real estate customs.
- High Initial Fees: Move-in costs usually come to about 4 to 6 months' rent (SUUMO puts the typical total at 4.5 to 5 months; at home says 4 to 6). They include a security deposit (Shikikin, partly refundable), key money (Reikin, a non-refundable payment to the landlord), the agent's fee, rent paid in advance, a guarantor-company fee, fire insurance and often a key-replacement fee. By law the agent's fee is capped at one month's rent plus tax (MLIT). For a ¥60,000 apartment with one month each of deposit and key money, expect roughly ¥310,000 to ¥370,000. Listings with no deposit and no key money can come closer to 3 months' rent.
- The Guarantor System: Almost every lease needs a guarantee. Most landlords now require a rent-guarantee company (Hoshō-gaisha), sometimes alongside a personal joint guarantor. A personal guarantor does not have to be Japanese, but landlords usually want someone with a stable income, often a relative living in Japan. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) publishes a multilingual Apartment Search Guidebook for foreign renters.
- Unfurnished Spaces: Most apartments are rented unfurnished, so you will usually need your own refrigerator, washing machine and curtains. Air conditioners are often installed and ceiling lights sometimes are; check the listing or ask at the viewing.
3. Roommate Rules and Daily Etiquette
Whether in a share house or a private apartment, local custom is paramount. In a share house, you will share chore rotations for cleaning common areas. In a private apartment, you are solely responsible for noise control (Japanese walls are notoriously thin) and sorting your trash into burnable, non-burnable, and recyclable materials, which is strictly enforced by municipal ward offices.
Warning: Violating trash disposal rules or playing loud music at night can lead to formal complaints from neighbors and potential eviction warnings from your management company.
4. Plan Your Housing Budget and Location
Before signing any lease, it is vital to calculate your monthly expenses. Utilities in private apartments fluctuate, while share houses charge a flat utility fee. Use the yuzu.help Student Budget Calculator to compare housing costs side-by-side. Additionally, check out the yuzu.help Interactive Map to explore commuter train routes and find affordable residential areas near your campus.
Frequently Asked Questions
What is key money (Reikin) in Japanese apartment rentals?
Key money (Reikin) is a non-refundable payment to the landlord. Where it is charged, it is usually about one month's rent, sometimes two. Many listings charge none: in LIFULL HOME'S data for the Tokyo area, roughly a third or more of listings had no key money.
Do I need a Japanese guarantor to rent a share house?
Usually not. Oakhouse and Borderless House need no guarantor; Oakhouse asks for an emergency contact, who can be a parent living abroad. A few operators, such as Social Apartment, require a paid rent-guarantee company.
Are utilities included in share house rent?
Usually, but as a separate fixed fee. Share houses typically charge a monthly common or maintenance fee on top of rent, often about 10,000 to 18,000 JPY, which covers electricity, gas, water and Wi-Fi. Some houses cap utility use and bill anything above the cap.
Can I have friends or family stay overnight in a share house?
It depends on the operator. Some, such as Borderless House, ban overnight guests outright. Others allow them if you apply in advance: Oakhouse, for example, allows up to three nights a month free of charge where the property permits guests, then charges a monthly fee.
How long is a standard private apartment contract in Japan?
Usually two years, renewing automatically; in Tokyo and Osaka a renewal fee of about one month's rent is common (SUUMO). You can normally leave early by giving written notice, usually one month. Some leases, especially no-key-money or free-rent deals, add a penalty, typically one month's rent, if you leave within the first year (at home).
What if I do not have a guarantor for an apartment?
You use a rent-guarantee company (Hoshō-gaisha) approved by the landlord; most landlords require one anyway. It usually charges 50% to 100% of one month's rent (often rent plus the management fee) when you sign, then a renewal fee, commonly about ¥10,000 a year (SUUMO).
Is it easy to find a fully furnished private apartment?
Furnished apartments exist, for example from LeoPalace21, which offers them on leases of a year or more and on monthly contracts. They are a minority, though, and usually cost a little more than comparable unfurnished flats.
Can two students share a private studio apartment to save money?
Studios (1K or 1DK) are usually let to one person, and moving someone in without the landlord's approval breaches the lease. To share with a friend, look for listings marked "room share OK" (ルームシェア可); "two occupants OK" (二人入居可) usually means couples or family.
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Sources checked: 28 October 2026 (the Oakhouse, Borderless House, Social Apartment and LeoPalace21 sites; SUUMO, at home and LIFULL HOME'S market data; MLIT notices and guidebook). Fees and rules vary by operator, landlord and region, so confirm the current terms on each listing. yuzu.help does not rent property or act as an agent, and this is not legal advice.