Corporate Relocation to Tokyo: Housing Guide for HR Teams

Relocating an employee to Tokyo involves more complexity than most HR managers anticipate. The Japanese rental market does not operate like Western markets: there is no automated matching system, leases require specific documentation, and the timeline from "we need housing" to "keys in hand" is typically 4-8 weeks under ideal conditions.

This guide is written for HR managers, mobility coordinators, and office managers responsible for getting a team member settled in Tokyo as efficiently as possible.

The Standard Tokyo Relocation Timeline

Understanding the timeline is the most important thing you can do before triggering a relocation.

Week 1-2: Pre-arrival preparation

• Confirm employee's visa status and expected arrival date
• Establish the housing budget (rent + entry costs)
• Define the neighborhood priorities (proximity to office, family needs, school requirements)
• Brief a real estate hunter or relocation specialist

Week 2-4: Property search and application

• Property selection based on the brief
• Application submission and landlord review (3-7 business days)
• Guarantor company arranged (required for foreign employees)

Week 4-6: Signing and setup

• Lease signing
• Utility setup (gas, electricity, internet)
• Key handover

If your employee arrives before the lease is signed, budget for temporary accommodation: serviced apartments or hotels in Tokyo run 8,000-15,000 JPY per night for business-appropriate properties.

Housing Types and Their Trade-offs

Standard 2-year lease unfurnished apartment

The lowest monthly rent for a given size, but the highest entry cost (3-5 months upfront) and the least flexibility. Suitable when the employee is staying at least 2 years and the company can absorb entry costs and furnishing.

Furnished monthly mansion (manshu)

20-30% higher monthly rent than unfurnished, but minimal entry cost (1-2 months), no furniture expense, and flexible lease terms from 1 month. Best for probationary periods, short assignments, or when the final assignment duration is uncertain.

Serviced apartment / corporate apartment

Full hotel-style services, utilities included, housekeeping available. The most expensive option per month (150,000-400,000 JPY for a 1LDK) but zero administrative friction. Best for the first 1-3 months while the employee finds a permanent solution.

What the Company Pays vs. What the Employee Pays

The clearest way to avoid relocation friction is to be explicit about this before the employee arrives.

Typically company-covered:

• Entry costs (security deposit, agency fee, key money): 3-6 months of rent upfront
• Guarantor company fee (0.5-1 month of rent per year)
• Furniture and appliance budget for unfurnished apartments
• Temporary accommodation until lease signing

Typically employee-covered:

• Monthly rent from the agreed housing allowance
• Utilities (electricity, gas, internet): 20,000-35,000 JPY per month
• Local insurance (renters insurance: 15,000-20,000 JPY per year)

The Guarantor Question

This is the aspect that surprises HR managers most. In Japan, most standard rental contracts require a guarantor: a Japanese citizen employed full-time who agrees to cover unpaid rent. Foreign employees almost never have this.

The solution is a guarantee company (hoshougaisha). The fee is typically 0.5-1 month of rent per year. This cost should be explicitly included in your relocation budget.

Some landlords still prefer a personal guarantor. For corporate relocations, some companies provide a corporate guarantee letter instead, which landlords in the expat-friendly segment often accept.

Why Local Expert Knowledge Matters

The Japanese real estate market is highly local. The same apartment can be listed by 3 different agencies at 3 different prices. The best properties are often not on public portals. Negotiating entry costs requires knowing which landlords are open to it.

For a corporate relocation, partnering with a real estate hunter or relocation specialist who knows the Tokyo market shortens the timeline from 6-10 weeks to 2-3 weeks, and reduces the risk of placing the employee in an unsuitable property.

See: How a real estate hunter works in Tokyo and real estate hunter cost and ROI

Checklist Before the Employee Arrives

• Housing budget confirmed (rent + entry costs + temporary accommodation)
• Neighborhood brief established based on office location and family needs
• Real estate hunter or relocation specialist briefed
• Company guarantee letter prepared (if not using a guarantee company)
• Temporary accommodation booked for the first 2-4 weeks
• Furniture budget confirmed if targeting unfurnished apartment

Contact us for a corporate relocation consultation. We work with mobility teams and HR managers handling Tokyo relocations for French and international employees.

Read next: [Tokyo rent by neighborhood 2026](/blog/tokyo-rent-by-neighborhood-2026) and [how a real estate hunter works in Tokyo](/blog/how-real-estate-hunter-works-tokyo).