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Tokyo Rent Report: March 2026
TL;DR
Based on 14,000+ active listings from SUUMO, Homes.co.jp, and at Home: cheapest 1K apartments start at ¥76,650/month in Adachi. Most expensive is Minato at ¥152,067. The gap between cheapest and most expensive ward is ¥75,417/month for the same layout. Koto leads with 69% zero key money listings. Adachi, Kita, and Arakawa offer the best value with budget rents and new buildings.
We analyzed 14,115 active rental listings across Tokyo’s 23 special wards, sourced weekly from SUUMO, Homes.co.jp, and at Home. The most striking finding: the gap between Tokyo’s cheapest and most expensive ward is ¥75,417/month for the same 1K apartment layout — nearly double the rent for a comparable space. Here’s the full breakdown, with all 23 wards on our rent index.
Where are the cheapest 1K apartments?
A 1K (one room + kitchen) is the most common layout for solo renters in Tokyo. These five wards have the lowest average 1K rent:
- Adachi — ¥76,650/mo (1,539 listings)
- Edogawa — ¥78,338/mo (1,185 listings)
- Suginami — ¥78,881/mo (838 listings)
- Katsushika — ¥81,774/mo (1,125 listings)
- Nerima — ¥82,043/mo (1,023 listings)
All five are under ¥83,000. Adachi stands out — cheapest rents, highest listing volume among budget wards, and the newest buildings (6 years average age). It’s not the Adachi of ten years ago.
Want to see what’s actually available right now? Ask Tanu to search any of these wards — you’ll get real listings with deal scores showing how each one compares to the ward average.
Where are the most expensive?
- Minato — ¥152,067/mo (1K), ¥303,489 (1LDK)
- Shibuya — ¥143,099/mo
- Chiyoda — ¥138,142/mo
- Chuo — ¥136,318/mo
- Shinjuku — ¥130,361/mo
The gap between Adachi (¥76,650) and Minato (¥152,067) is ¥75,417/month — nearly double for the same 1K layout. For a 1LDK, Minato hits ¥303,489, nearly triple Katsushika’s ¥108,160.
These premium wards aren’t just expensive for the sake of it — Minato has the embassy district and international infrastructure, Shibuya has the tech startup scene, and Shinjuku has unmatched transit connectivity. But if you’re flexible on location, the savings are enormous. Compare any two wards side by side to see the tradeoffs.
Where can you skip key money?
Key money (礼金 reikin) is a non-refundable “thank you” payment to the landlord, typically one month’s rent. It’s one of those fees that surprises every newcomer. But many listings now waive it entirely:
Koto leads at 69% — nearly 7 in 10 apartments there require no key money. Combined with the newest buildings in Tokyo (4 years average) and the Toyosu waterfront development, it’s an increasingly attractive option for foreigners.
For wards like Nerima (18%) and Nakano (21%), key money is still the norm. If you’re renting there, negotiate — mention that competing wards waive it. Use our cost calculator to see exactly how much key money affects your move-in total.
What does it actually cost to move in?
This is the question every newcomer asks. For an ¥80,000/month apartment with standard fees:
| Fee | Amount |
|---|---|
| First month’s rent | ¥80,000 |
| Deposit (敷金 shikikin, 1 month) | ¥80,000 |
| Key money (礼金 reikin, 1 month) | ¥80,000 |
| Agent fee (仲介手数料, 1 month) | ¥80,000 |
| Guarantor company (保証会社, 0.5 month) | ¥40,000 |
| Fire insurance (火災保険) | ¥18,000 |
| Lock change (鍵交換) | ¥20,000 |
| Total | ¥398,000 |
That’s roughly 5 months’ rent upfront. In a ward like Adachi where 68% of listings have zero key money, that drops to ¥318,000 — an ¥80,000 saving before you even move in.
Play with your own numbers on the cost calculator. Or ask Tanu for a personalized estimate — tell it your target rent and ward, and it’ll break down exactly what you’ll pay.
The sweet spot: mid-range wards worth watching
Not everyone wants the cheapest option, and not everyone can afford Shibuya. These wards balance cost, convenience, and quality of life:
Kita — ¥98,399/mo (1K). The sleeper pick. 55% zero key money, average building age just 6 years, and 1,514 listings to choose from. Akabane has direct Shinkansen access and a thriving local shopping street. Compare Kita vs Nakano to see why it’s worth considering.
Arakawa — ¥99,858/mo (1K). The most listings of any ward (2,089) with 56% zero key money and the newest buildings on average (5 years). Nippori’s textile district and proximity to Yanaka’s temple streets give it a character you won’t find in the flashier wards.
Nakano — ¥105,980/mo (1K). The classic mid-range pick. Massive redevelopment underway, excellent Chuo Line access, 8-year average building age. Rents are edging up as the redevelopment progresses — browse current 1K listings in Nakano.
Toshima — ¥113,300/mo (1K). Ikebukuro’s energy at a still-reasonable price. 45% zero key money and 1,464 listings. Strong Chinese and Southeast Asian communities make it one of Tokyo’s most diverse wards.
Not sure which ward fits your situation? Take the 3-question ward quiz — it recommends wards based on your budget, preferred layout, and priorities.
Which wards are foreigner-friendly?
This is the question behind the question. You can find a cheap apartment, but will the landlord rent to you? Based on listing volume, building age, and zero-key-money rates — indicators that correlate with landlord openness to foreign tenants:
- Koto — 2,733 listings, 69% zero key money, newest buildings (4 yrs). The waterfront wards are built for a modern, international Tokyo.
- Shinagawa — 2,321 listings, 62% zero key money. Shinkansen access and international business presence make landlords here accustomed to foreign tenants.
- Arakawa — 2,089 listings, 56% zero key money, 5-year average buildings. High volume means more options if your first application is rejected.
- Taito — 64% zero key money. Ueno, Asakusa, and a long history of welcoming international visitors.
- Bunkyo — 59% zero key money. University of Tokyo and several international schools mean landlords are experienced with foreign tenants.
The 4-out-of-10 rejection rate for foreigners in Japan is real. But it varies enormously by ward. Searching in the right ward dramatically improves your chances. Tell Tanu your situation — it knows which wards and which listings are most likely to accept foreign tenants.
One tradeoff worth knowing: the most foreigner-accessible wards here — Koto, Sumida, Arakawa, Adachi — also carry the highest liquefaction and flood risk in Tokyo. Our Tokyo disaster risk by ward guide covers the full safety split across all 23 wards, including which safe wards (Shinagawa, Shinjuku, Shibuya) also have strong foreigner-acceptance signals. If you’ve already tried this list and kept getting rejected, the six-move rejection recovery playbook walks through how to diagnose and fix the rejection pattern.
What this means if you’re apartment hunting right now
This is our first monthly report, establishing the baseline. Here’s what the data suggests:
If you’re on a tight budget: Adachi is the clear winner — cheapest rent, most zero key money, newest buildings. The commute is longer, but the savings are real.
If you want balance: Kita and Arakawa are the wards to watch — mid-range prices with budget-ward perks (high zero key money, new buildings, plenty of listings).
If you’re a couple or need more space: The 1LDK gap is even wider. Katsushika at ¥108,160 vs Minato at ¥303,489 — a ¥195,329/month difference.
If you keep getting rejected: Focus on Koto, Shinagawa, and Arakawa. High listing volume means more landlords, and higher zero-key-money rates signal openness to all tenants.
Starting next month, we’ll track how these numbers change — which wards are heating up, where rents are dropping, and where the deals are moving.
Search these listings yourself
This report gives you the overview. For specific apartments that match your budget and preferences, talk to Tanu — our AI concierge for apartment hunting in Tokyo.
Tell Tanu what you need in plain language: “Find me a 1K in Nakano under ¥100k” — and it’ll search 14,115 real listings, show you what’s available, and tell you whether each one is a good deal compared to the ward average.
No signup. No app to download. Just open Telegram and say hi.
You can also explore the data yourself:
- Compare any two wards side by side
- Take the ward quiz for personalized recommendations
- Calculate your move-in costs for any rent amount
- Browse the full rent index for all 23 wards
Based on 14,115 active listings from SUUMO, Homes.co.jp, and at Home. Data updated weekly. March 2026.
