UR housing in Japan: guide for expats

You will still need to meet the eligibility requirements, prepare the required documents, and have sufficient funds available in Japanese yen. This guide explains UR housing costs and requirements, how to apply, and what to prepare before moving in.

Key takeaways

• What UR removes: UR is known for removing key money, agent fees, guarantor requirements, and renewal fees.
• What you still pay: You should still plan for deposit, prorated rent, prorated common area charges, and your own setup costs in yen.
• Who it suits: UR housing for foreigners can suit long-term renters who want a clearer fee structure.
• Main catch: Eligibility, documents, and move-in timing still matter, and popular UR housing Tokyo listings can move quickly.
• Funding point: Lower fees on the flat do not remove the need for a JPY funding plan before contract day.

Requirements and fee structures should be checked against the live UR listing and official UR eligibility page before applying. Last checked: 17 September 2026.

What UR housing is and why expats choose it

UR refers to the Urban Renaissance Agency, a public agency that manages a large stock of rental housing in major urban areas across Japan. It is not a specialist expat housing service, but eligible foreign residents can apply under the same published rules as other applicants.

The main advantages of standard UR housing are no key money, agency commission, guarantor, or renewal fee. However, UR does not necessarily mean cheap housing: a renovated 1LDK near a well-connected station can still be expensive, and availability at popular properties may be limited.

• Key money (reikin / 礼金) and deposit (shikikin / 敷金): Key money is usually non-refundable. Deposit may be returned after deductions allowed under the contract.
• Common area charges (kyoekihi / 共益費) and guarantor (hoshonin / 保証人): The common-service charge contributes to maintaining shared areas and facilities. In a private rental, a guarantor may be asked to cover the tenant’s obligations if the tenant fails to meet them.
• Viewing (naiken / 内見), residence certificate (juminhyo / 住民票), and residence card (zairyu card / 在留カード): A naiken is a property viewing, while a residence certificate and residence card may form part of the eligibility or contract documentation for foreign residents.
• Floor plans and “mansion”: 1K means one room plus kitchen, 1DK adds dining space, and 1LDK adds living, dining, and kitchen space. In Japan, a “mansion” is usually a larger apartment block.

How UR differs from a standard rental in Japan

Item	UR housing	Typical private rental
Key money	Not charged	Often charged
Agent fee	Not charged	Often charged
Guarantor	Not required	Often required
Renewal fee	Not charged	Often charged
Upfront deposit	Still usually applies	Usually applies

What UR housing costs upfront

No key money does not mean that you can move into UR housing with almost no money upfront. Although UR removes several fees associated with private rentals in Japan, you will normally need funds in yen for the security deposit, prorated rent, and prorated common-service charge when completing the contract.

Many expat-facing UR guides cite a UR housing Japan deposit of around two months’ rent, and UR’s current contract documents page also states two months’ monthly rent. Under UR’s standard terms, the security deposit is equivalent to two months’ rent. Some campaigns may reduce the deposit, however, so check the current property details and confirm the exact amount with the relevant UR office. 

When you budget the wider cost of living in Japan, also allow for furniture, appliances, utilities, internet installation, transport, and moving costs.

If your funds are still overseas, Wise may help you convert money into Japanese yen and send it to an eligible Japanese bank account. Check the available transfer route, processing time, recipient requirements, exchange rate, and fees before relying on it for a contract deadline.

Cost item	What to expect
Security deposit	Normally two months’ rent, although an eligible campaign may reduce it
Rent	Pro-rated from the move-in start date
Common-service charge	Pro-rated for the same initial period
Setup costs	Utilities, internet, furniture, curtains, appliances, and moving help
Money transfer costs	Vary by provider and payment route

Example of a UR move-in budget in yen

Using a sample monthly rent of ¥100,000 and a common-service charge of ¥5,000, the example below assumes a simplified half-month charge. It is only an illustration; the actual prorated amount depends on the tenancy start date and UR’s calculation.

Move-in item	Sample amount
Sample deposit, if listing shows two months	¥200,000
Pro-rated rent, if you move in mid-month	¥50,000
Pro-rated common service charge, if monthly charge is ¥5,000	¥2,500
Starter setup costs	Varies
Cash to prepare before move-in	¥252,500 plus variable setup costs

Who can apply for UR housing

• Residence status: Applicants must be Japanese nationals or foreign nationals who fall within UR’s accepted residence categories. For foreign applicants, these include special permanent residents, permanent residents, people with diplomatic or official status, and eligible medium- to long-term residents. If you are still arranging the administrative side of moving to Japan, check that your residence status qualifies before beginning your property search.
• Income or savings: UR sets minimum income requirements based partly on the monthly rent. Applicants who do not meet the standard income test may be able to qualify through sufficient savings, rent prepayment, or another published route, subject to UR’s conditions.
• Household type: Single applicants and households can apply, but UR has rules governing which relatives and other household members may be included.
• Move-in readiness: All household members must be able to move in within one month of the permitted start date.
• Other checks: Applicants and household members must comply with UR’s tenancy requirements, including its rules on outstanding UR rent or other tenancy debts, serious previous contract breaches, and links to organized crime groups.

Documents expats usually need

The exact documents depend on the applicant, household, property, and financial qualification route. UR also sets validity periods for certain certificates, so check how recently each document must have been issued.

• Residence card or special permanent resident certificate
• Residence certificate (jūminhyō / 住民票) containing the required household information
• Proof of income, such as a taxation certificate, withholding-tax certificate, or UR income-certification form
• A bank balance certificate if applying under the savings-based route
• Passport or other identification if requested
• A registered personal seal and seal-registration certificate, or an accepted signature certificate, at the contract stage
• Additional documents relating to household members or the applicant’s residence status, where required

How to apply for UR housing step by step

You can follow these steps if you want to apply for UR accommodation:

How to avoid application delays

Because the standard timetable is short, prepare your documents and funds before applying:

• Decide whether you are qualifying through income, savings, or rent prepayment
• Check exactly which certificates UR requires and how recently they must have been issued
• Make sure names, addresses, and household details match across your documents
• Arrange the viewing promptly, as it falls within the same one-week period as document submission
• Have enough yen available for the deposit, prorated rent, and prorated common service fee before the contract deadline

What to check before you sign a UR contract

The headline rent is only part of the cost. Consider whether the home will work for your daily commute, summer weather, and move-in budget, including anything you must buy yourself.

Before signing, check: 

• the building’s age, renovation history, and insulation
• walking time or bus connections to the nearest station
• the monthly common-service fee, plus parking, bicycle-storage, or other charges
• which air-conditioners, lights, curtains, appliances, and other fittings are included
• rules covering pets and alterations to the property
• whether air-conditioner installation is possible and requires UR approval
• the permitted move-in date, key-collection arrangements, and how to report existing damage or faults

Trade-offs to know before choosing UR

• Some complexes are older or further from the station
• Good units can disappear quickly
• The process can still feel document-heavy for newcomers
• Older or less extensively renovated homes may have basic finishes and fewer built-in appliances.
• Pets are generally prohibited outside designated pet-friendly UR properties.

If you want a home without key money, agency fees, or renewal fees, and prefer a relatively transparent charging structure, these trade-offs may still be worthwhile.

Use Wise to fund your UR deposit in Japan

UR does not charge key money or agency fees, but its standard deposit is two months’ rent. You will normally also need to pay prorated rent and the prorated common-service fee before moving in. That can create a sizeable short-term cost, especially if your money is still abroad or held in another currency.

Wise may help you convert money into Japanese yen or transfer it to your Japanese bank account. It uses the mid-market exchange rate and shows its transfer or conversion fee before you confirm the transaction. However, do not assume that you can pay UR directly from Wise: check the payment instructions from your UR office, including the deadline, account details, permitted payment method, and any requirements concerning the sender’s name.

Depending on your country of residence and account eligibility, a Wise account may also let you hold JPY before payment. A Wise card can be useful for eligible everyday purchases, such as groceries, transport, and household essentials, although card availability and acceptance vary.

Before moving a large amount:

• confirm exactly how much UR requires and when it must arrive
• ask whether payment must come from a Japanese bank account or from an account in the contract holder’s name
• complete any Wise identity or source-of-funds checks in advance
• check the applicable transfer limits, fees, estimated delivery time, and recipient details
• leave extra time for verification checks, weekends, and Japanese banking holidays

Check Wise pricing for Japan before you move funds.

Useful resources

(accessed 17th September 2026)

• Official UR rental housing portal
• Official UR application requirements
• Official UR English resident guide
• Japan Legal Support Center