Can I sign a Japanese rental contract before I arrive in Japan?

Sometimes. Since 2022 the contract and the explanation of important matters can be delivered electronically, so the paperwork itself can be completed from abroad. The obstacle is not the paperwork but screening: many guarantor companies and landlords want to see a residence card, a Japanese phone number and a Japanese bank account.

Do I need a residence card to rent an apartment in Japan?

For a standard lease, most landlords and guarantor companies expect one. If you do not have it yet, a Certificate of Eligibility plus an employment contract will satisfy some landlords, but not all. Short-term options such as monthly apartments and share houses do not require it.

How do I pay the move-in costs from abroad?

Usually by international bank transfer, which costs more and takes longer than a domestic transfer. Confirm the deadline, who covers the transfer fees, and whether the amount must arrive in full — a shortfall caused by intermediary bank charges can delay your key handover.

Renting an Apartment in Japan From Overseas Before You Arrive

Q: What is the easiest way to arrange housing before moving to Japan?

For most people the lowest-risk route is to book a monthly apartment or share house for the first one to three months, then sign a standard lease after arriving with a residence card, a phone number and a bank account in hand. This avoids committing to a two-year contract on a property you have never seen.

Published August 31, 2026 | Kurabeel

You have a job offer in Tokyo, a start date, and a flight to book. The obvious next question is whether you can have an apartment waiting when you land. Sometimes you can — but the honest answer is that the paperwork is no longer the hard part, and the screening is.

Can I sign a lease before I arrive?

The documents themselves are no longer an obstacle. Since May 2022, Japan's real estate law has allowed the explanation of important matters and the contract to be delivered electronically, and the explanation itself can be given over video call. Technically, a lease can be concluded without you ever being in the country.

What stops it is the screening. Guarantor companies and landlords generally want to see three things that only exist once you have arrived.

What they want	Why	Available before arrival?
Residence card	Confirms status and length of stay	No — issued on entry
Japanese phone number	Screening call and emergency contact	Rarely
Japanese bank account	Monthly rent by direct debit	No — needs an address
Proof of income	Rent affordability	Yes — offer letter or contract
Emergency contact	Someone reachable	Yes — often may be overseas

The circular problem A bank account needs a registered address. A registered address needs an apartment. An apartment needs a bank account. Landlords who accept overseas applicants are the ones who agree to break this loop — usually by accepting a Certificate of Eligibility and an employment contract in place of a residence card, and by allowing the first months' rent to be paid by transfer.

Which route should I choose?

There are three realistic paths. Most people underestimate how much easier the second one is.

Route	Works when	Trade-off
1. Sign a normal lease remotely	You have a COE and a signed job contract, and the landlord accepts pre-arrival applicants	Limited property choice; you commit to two years sight unseen
2. Short-term first, lease after arrival	Almost anyone	Higher monthly cost for 1–3 months
3. Company or school housing	Your employer or university offers it	No choice of location; often has to be accepted early

Why is the short-term route usually better?

Because it removes the two worst risks at once: signing for a place you have never seen, and paying full move-in costs before you know the city. A monthly apartment or share house for the first one to three months costs more per month, but requires no key money, no guarantor and usually no residence card.

Once you land you can get your residence card, register your address, open a bank account and get a phone number within roughly a week. From there you are a normal applicant with the full market open to you — and you can actually visit the neighbourhood before committing. If you arrive between May and August you will also be searching in the off-season, when negotiation is easiest; see the best time to rent in Tokyo.

	Sign remotely	Short-term first
Upfront cost	4.5–5 months' rent	1–1.5 months, then normal costs later
Property choice	Narrow	Full market
Seen the place first	No	Yes
Total cost over a year	Lower	Slightly higher

What should I prepare before leaving?

Certificate of Eligibility (COE) and your visa — the strongest evidence of status you can hold pre-arrival
Signed employment contract or offer letter stating your annual salary
Passport photo page
Proof of funds — a bank statement helps when income history in Japan is zero
Emergency contact details — name, relationship, address, phone. Ask early whether overseas is acceptable
A messaging app that works in Japan — LINE is the default, and a written thread you can translate beats phone calls across time zones

The full list, including what is needed after arrival, is in documents you need to rent in Japan.

How do I pay from abroad?

By international transfer, and it needs planning. Move-in costs on a ¥100,000 apartment run to roughly ¥450,000, and an international transfer of that size takes days rather than hours.

Confirm the exact deadline — keys are not released until funds clear
Ask who absorbs the transfer fees. Intermediary banks can shave off several thousand yen, and a short payment is treated as unpaid
Check whether the agency accepts a third-party transfer (e.g. from an employer) — some do not
Keep the remittance receipt; it is occasionally requested

What happens in the first week after landing?

Day	Task
On arrival	Residence card issued at the airport
Days 1–3	Get a phone number (SIM); start apartment viewings
Within 14 days	Register your address at the ward office — see address registration
After registration	Open a bank account
Weeks 2–4	Apply, screening, contract, move in

Frequently asked questions

Can I sign a Japanese rental contract before I arrive?
Sometimes. Electronic contracts and video-call explanations are permitted, so the paperwork can be done from abroad. The obstacle is screening: many guarantor companies and landlords want a residence card, a Japanese phone number and a Japanese bank account.

Do I need a residence card to rent?
For a standard lease, most landlords and guarantor companies expect one. A Certificate of Eligibility plus an employment contract satisfies some landlords but not all. Monthly apartments and share houses do not require it.

What is the easiest way to arrange housing before moving?
Book a monthly apartment or share house for one to three months, then sign a standard lease after arriving with your residence card, phone number and bank account ready.

How do I pay move-in costs from abroad?
By international transfer. Confirm the deadline, who pays the transfer fees, and that the full amount arrives — a shortfall from intermediary charges can delay your keys.

Summary

Signing remotely is legally possible; the barrier is screening, not paperwork
Residence card, Japanese phone number and bank account are the three real blockers
For most people, short-term housing first and a lease after arrival is lower risk and gives full property choice
Bring your COE, employment contract and proof of funds
Plan international transfers around fees and clearing time

Moving to Japan? Send us listings before you fly

We reply in English on LINE, tell you which landlords accept pre-arrival applications, and quote in writing — agency fee as low as ¥0.

Send a listing on LINE

* The agency fee is as low as ¥0. Listings for which the landlord pays no advertising fee (AD) may not qualify. We always confirm the exact amount in a written estimate before you sign.