Why Your Visa Type Matters So Much
In Japan, your visa status isn't just a technicality â it determines which apartments you can apply for, which guarantor companies will accept you, and what documents you need. The same apartment that's easy to get with a permanent residence card may be completely unavailable to a working holiday visa holder. This guide breaks down every major visa type honestly.
Work Visa â Engineer / Specialist / Skilled Labor
æčĄãģäēēæįĨčãģåŊéæĨå / įšåŽæčŊ / æčŊ
Required Documents
- Residence card (å¨įãĢãŧã)
- Passport
- Employment contract or letter from employer
- 3 months of pay stubs
- Emergency contact (Japan-based preferred)
What Landlords Look For
- Visa validity: ideally 1+ year remaining
- Monthly income: 3Ã monthly rent
- Stable, named employer (vs contract/dispatch)
- Guarantor company approval
â Best Approach
Use Best-Estate.jp or Real Estate Japan. Arrange a guarantor company upfront. With stable employment and 1+ year on your visa, you have access to 80%+ of the market.
Student Visa
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Required Documents
- Residence card
- Enrollment certificate (å¨åĻč¨ŧææ¸)
- Passport
- Proof of financial support (parent's income or scholarship)
- Emergency contact
What Landlords Look For
- School enrollment status (certified)
- Financial guarantor (parent or school often acceptable)
- Part-time income helps but not required
- Many target student-friendly properties
â Best Approach
Check if your school has a housing support office â many Japanese universities have relationships with nearby landlords. Oakhouse and Sakura House are excellent no-guarantor alternatives. Some guarantor companies accept a parent overseas as co-guarantor.
Spouse of Japanese National / Long-Term Resident
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åļč
į / éˇæå¨į
Required Documents
- Residence card
- Passport
- Marriage certificate (if applicable)
- Spouse's income proof or your own
- Emergency contact
What Landlords Look For
- Marriage status (documented)
- Combined household income
- Your spouse can act as personal guarantor
- Or use a standard guarantor company
â Best Approach
Your spouse can serve as the guarantor, eliminating the need for a guarantor company. This is a significant advantage. You have near-full access to the standard rental market. Income documentation from both parties is ideal.
Permanent Resident
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Required Documents
- Permanent residence card
- Passport
- Income proof (same as Japanese nationals)
- Emergency contact
What Landlords Look For
- Stable income (3Ã rent)
- Credit history in Japan
- PR status itself is a strong signal
â Best Approach
Permanent residents are treated essentially the same as Japanese nationals by most landlords and guarantor companies. You have full market access. Focus on finding the right apartment, not worrying about visa status.
Business Manager Visa
įĩåļãģįŽĄį
Required Documents
- Residence card
- Business registration documents
- 2 years of business financials or tax returns
- Bank statements (6 months)
- Emergency contact
What Landlords Look For
- Proven, stable business income
- Business operating for 1+ year
- Company may be asked to co-sign
- Guarantor company often required
â Best Approach
Self-employed income is viewed skeptically. Prepare comprehensive financial documentation. Consider having your company sign the lease if the business has its own legal entity. Foreigner-specialist agencies are your best bet â they handle business manager applicants more regularly.
Working Holiday Visa
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Required Documents
- Residence card (Working Holiday)
- Passport
- Employment confirmation (if working)
- Bank statements
What Landlords Look For
- Most standard landlords won't accept WHV
- 1-year non-renewable visa conflicts with 2-year leases
- Some guarantor companies refuse WHV outright
â Best Approach
Share houses (Oakhouse, Sakura House) and monthly mansions are your primary options â no visa requirements. Some foreigner-specialist agencies have specific WHV-friendly landlords. If you transition to a work visa during your stay, apply for standard apartments immediately after.
Tourist / Short-Term Stay Visa
įææģå¨
Required Documents
- Passport only (no residence card)
- Proof of accommodation
- Return ticket
What Landlords Look For
- Standard apartments: not available
- No residence card = no standard lease
- Cannot register address legally
â Best Approach
Monthly mansions (ããŗãšãĒãŧããŗãˇã§ãŗ) are your only realistic legal option. They don't require a residence card. Airbnb is an alternative for very short stays but is not suitable for stays beyond a few weeks. If you're planning to stay long-term, the correct path is to convert to a proper visa category.
Quick Reference Table
| Visa Type | Standard Apartment | Guarantor Company | Share House | Monthly Mansion | Difficulty |
|---|---|---|---|---|---|
| Work (Engineer etc.) | â Yes | â Yes | â Yes | â Yes | Easy |
| Permanent Resident | â Yes | â Yes | â Yes | â Yes | Easy |
| Spouse of Japanese | â Yes | â Yes | â Yes | â Yes | Easy |
| Student | âŗ Often | âŗ Usually | â Yes | â Yes | Moderate |
| Business Manager | âŗ Often | âŗ Sometimes | â Yes | â Yes | Moderate |
| Working Holiday | â Rarely | â Rarely | â Yes | â Yes | Hard |
| Tourist / Short-term | â No | â No | âŗ Some | â Yes | Hard |