Furnished vs Unfurnished in Tokyo (2025): Real Setup Costs and Where to Buy

Tokyo's housing scene presents a tough choice for expats and long-term residents: should you rent a furnished apartment for convenience or an unfurnished one to save costs? This comprehensive guide compares both options in 2025, with real cost breakdowns, practical scenarios, and shopping tips. By the end, you'll know which option fits your stay length, lifestyle, and budget.

Key takeaways:

• Furnished
  Higher monthly cost, but immediate comfort and low hassle. Ideal for short stays or if you lack upfront cash.

• Unfurnished
  Lower rent long-term, but you need to invest time and money upfront.

• Unfurnished pays off over time
  Generally, if you stay beyond ~18 months, buying furniture (or even renting furniture) will cost you less than paying the furnished premium every month. Short-term residents (≤1 year) usually save by going furnished.

Real setup costs aren’t trivial: Expect around ¥250k–¥400k to furnish a basic 1LDK from scratch, and ¥500k+ for a family-sized 2LDK with quality items. You can reduce this with secondhand bargains, but budget realistically. Upfront move-in fees for any rental can add another 4–5 months’ rent worth of expense. Where you live matters for furnished options: Central expat-friendly areas (Minato ward, etc.) have the most furnished apartments and serviced units. If you need a furnished family home, you might gravitate to those areas or compromise on a smaller space. Outer neighborhoods (Setagaya, etc.) offer more space and value for long-term living, but you’ll likely be furnishing it yourself.

Understanding the Difference

What "furnished" typically includes in Tokyo vs abroad

In Japan, a furnished apartment usually comes equipped with the essential large items needed to live from day one. You can expect a bed or futon, refrigerator, washing machine, microwave, a table and chairs, and often an air conditioner and basic cookware or tableware. Some furnished rentals even include a TV or Wi-Fi router as part of the package for added convenience. Essentially, the apartment is move-in ready – just bring your suitcase. This is similar to furnished flats elsewhere, but note that in Tokyo the focus is on core furniture/appliances rather than decorative items. For example, you may not get things like dishes, bedding, or personal touches; you'll still need to supply your own linens and kitchenware in most cases. Compared to overseas markets, fully furnished rentals in Tokyo tend to be targeted at short-term stays (monthly contracts, students, interns) and thus include only the basics to keep upkeep simple.

Key furnished inclusions in Tokyo: Bed (or futon), sofa or seating, dining table and chairs, refrigerator, washer, microwave, curtains, and usually at least one air conditioner.

Many also come with lighting fixtures and a vacuum cleaner, and some serviced apartments provide kitchen sets and weekly cleaning. The goal is that you can live comfortably without buying big-ticket items. In contrast, "furnished" apartments abroad might sometimes include decor, linens, or even utilities in the rent – in Tokyo, utilities and decor are typically separate unless it's a serviced or monthly rental.

What "unfurnished" means in Japan (appliances, lighting, curtains often missing)

An unfurnished apartment in Japan truly means empty. Don't be surprised if there are no appliances or even ceiling lights when you move in. In Tokyo, a standard rental unit (unfurnished) usually includes only fixed installations: a kitchen sink and stove hob (often a built-in gas or IH cooktop) and sometimes a built-in air conditioning unit. Almost everything else is up to the tenant. Common missing items that foreigners might expect but won't find in an unfurnished Japanese apartment include:

Refrigerator & Washing Machine: These are normally not provided. You must supply your own, which is a major upfront cost.

Lighting Fixtures: Most Japanese apartments have bare light sockets on the ceiling. You're expected to buy your own ceiling lights (often circular LED units) for each room.

Curtains or Blinds: Window coverings are typically not included. You'll need to measure your windows and install curtains yourself for privacy.

Microwave, Oven, Rice Cooker: Any small kitchen appliances you need must be brought in. The same goes for heaters or fans, though the built-in A/C (if present) doubles as a heater in winter.

Furniture: Of course, no furniture at all – no bed, no sofa, no storage shelves. Built-in closets (oshiire) are common, but additional storage like dressers or bookcases you must provide.

In short, an unfurnished Tokyo apartment is a blank canvas – which can be shocking if you're used to rentals in other countries that include basics like fridges or laundry machines. The upside is you get to customize everything to your taste. The downside is the initial effort and expense to turn that empty shell into a livable home.

(Tip: If terms like key money (礼金) or shikikin (敷金) come up during your apartment hunt, check our Japanese Apartment Vocabulary guide to decode these common Japan-specific rental terms.)

Costs of Furnished Apartment

Moving into any Tokyo apartment involves two major cost categories: upfront move-in fees to secure the lease, and the cost of furnishing (either via higher rent for a furnished unit or buying furniture for an unfurnished one).

Furnished rent premium (typical % or ¥ range by 1LDK/2LDK)

Opting for a furnished apartment in Tokyo means you avoid buying furniture, but you will pay a premium in the monthly rent. How much more? On average, furnished units cost 20–30% higher rent than comparable unfurnished units. This premium covers the provided furniture/appliances, convenience, and often the services (like bi-weekly cleaning or included internet in some cases).

In practical terms, if an unfurnished 1LDK in a certain area goes for ¥120,000/month, a furnished 1LDK of similar size/location might be around ¥150,000–¥160,000/month. Many furnished studios (1R or 1K type apartments) in central Tokyo fall in the ¥100,000–¥200,000 per month range, whereas unfurnished studios might be ¥70,000–¥130,000.

For larger apartments, the gap can be even bigger in absolute yen: a family-size 2LDK that's ¥250,000 unfurnished might be ¥300,000+ with furniture. However, in percentage terms the 20–30% guideline still holds for most cases.

Insight: One Japanese real estate source gives a concrete example – a normally ¥60,000/month 1K could rent for ¥80,000/month if it's furnished. In that case, ¥20k extra (33%) covers the convenience of not having to buy or move furniture. Furnished leases often bundle other costs too; for instance, some include a periodic cleaning fee or higher utility fees, which also contribute to the rent being higher.

Why the premium? Landlords furnishing a unit incur costs for the furniture and appliances, plus maintenance and faster wear-and-tear. The higher rent compensates for those expenses and the risk of items getting damaged. Essentially, you're paying a bit more each month instead of paying a lump sum to buy furniture yourself. In the short term this can be cheaper (more on break-even point in the conclusion), but over a longer stay that premium can outweigh the initial savings.

Unfurnished setup basket with table (typical furniture & appliance costs)

If you choose an unfurnished place, be prepared to invest in furnishing it. Here's a realistic cost breakdown for equipping a Tokyo apartment from scratch in 2025. We include the major furniture and appliance items you'll likely need for a comfortable home, with rough price ranges from budget (secondhand or basic) to premium (high-end new products):

Typical Furniture & Appliance Costs (Tokyo 2025):

Item	Low-End (¥)	Mid-Range (¥)	High-End (¥)
Bed (frame + mattress or futon)	10,000–20,000 (simple futon set or sayonara sale)	40,000–80,000 (good double bed or futon + mattress)	100,000+ (luxury mattress and frame)
Sofa	5,000–15,000 (used or floor sofa)	20,000–40,000 (new 2-seater at Nitori/IKEA)	80,000+ (premium sectional sofa)
Dining Set (table & chairs)	0–10,000 (used table or foldable set)	20,000–30,000 (new 2-4 person set)	50,000+ (designer dining set)
Storage (wardrobe, drawers)	5,000–10,000 (basic shelf or drawers)	15,000–30,000 (closet organizer, cabinet)	50,000+ (large wardrobe system)
Refrigerator	10,000–20,000 (small used fridge ~150L)	30,000–60,000 (new mid-size ~200L)	100,000+ (large 400L family fridge)
Washing Machine	5,000–15,000 (used/top-load unit)	25,000–50,000 (new 5–7 kg model)	80,000+ (high-capacity or dryer combo)
Microwave	0–5,000 (used basic microwave)	10,000–20,000 (new microwave or oven combo)	30,000+ (high-end convection oven)
Lighting Fixtures	3,000–8,000 (one basic LED ceiling light)	10,000–20,000 (ceiling lights for 2–3 rooms)	30,000+ (designer lights or smart system)
Curtains	3,000–8,000 (cheap curtains or secondhand)	10,000–20,000 (decent light-blocking sets)	30,000+ (premium custom curtains)
Rugs & Carpets	0–5,000 (small rug or none)	5,000–15,000 (area rug for living space)	30,000+ (large or high-quality rug)
Small Appliances & Misc. (vacuum, rice cooker, kettle, iron, dishes, etc.)	10,000 (minimal essentials, some used)	30,000–50,000 (most basics new: vacuum ¥10k, rice cooker ¥5k, etc.)	80,000+ (robot vacuum, high-end cookware, TV, etc.)

Note: "Low-End" assumes aggressive savings – e.g. buying secondhand via recycle shops or inheriting items. "Mid-Range" reflects typical prices for new items from budget retailers (Nitori, IKEA, BicCamera). "High-End" means designer or top-brand items. Air conditioners are not listed since most Tokyo rentals include at least one A/C; if you do need one, add roughly ¥40,000–¥60,000 (plus installation) per room for a mid-range wall unit. Gas stoves for older kitchens (~¥10,000) are also extra if required.

Looking at the table, a basic setup for a small one-person apartment can be done for around ¥100,000–¥150,000 if you stick to secondhand bargains and minimal items (for example, using a futon instead of a bed, and a simple table). A more typical mid-range setup with mostly new items will land in the ¥250,000–¥500,000 range for a 1LDK. And if you have expensive taste or a larger space to furnish, it's easy to spend ¥500,000+ going premium or covering a 2LDK family apartment.

Don't forget "hidden" costs: Beyond buying furniture, setting up an unfurnished place in Tokyo can incur delivery and installation fees. Many stores charge ¥3,000 per delivery in Tokyo, and if you buy large appliances like a washing machine from an electronics store, there might be an installation fee (¥5,000). If you aren't handy, factor in assembly services for complex furniture (Nitori, IKEA, and others offer assembly at extra cost). Also, Japan has strict recycling laws for disposing appliances – when you eventually leave, getting rid of a fridge or washer costs around ¥5,000–¥10,000 each in disposal fees. These logistics are manageable but worth considering as part of the total cost of an unfurnished option.

Scenario comparisons: Single in 1LDK vs Family in 2LDK

To make the cost implications more concrete, let's compare two scenarios: a single professional furnishing a 1LDK, and a family furnishing a 2LDK. We'll itemize the typical purchases and then see what that upfront cost equates to per month depending on how long you stay.

Scenario 1: Single Professional, 1LDK (~35–40 m²) – Moderate "comfort" setup

• Bed (semi-double frame + decent mattress): ~¥80,000
• Sofa (compact 2-seater): ~¥30,000
• Dining table & 2 chairs: ~¥20,000
• Refrigerator (200L class): ~¥50,000
• Washing machine (6 kg, basic): ~¥40,000
• Microwave oven: ~¥10,000
• Lighting & curtains for 2 rooms: ~¥20,000
• Miscellaneous (vacuum, rice cooker, toaster, kitchenware, bedding): ~¥50,000

Total Approximate Cost: ¥300,000 upfront

If our single expat stays only 12 months, that ¥300k on furniture effectively costs ¥25,000 per month (on top of rent). Over 24 months, it's about ¥12,500 per month, and over 36 months, around ¥8,300 per month. So, the longer the stay, the more those initial costs are "spread out" and justified. For instance, after 3 years, spending ¥300k is like adding only ¥8k/month to your housing cost – much less than the typical furnished rent premium would be for a similar 1LDK.

Scenario 2: Family of Four, 2LDK (~70–80 m²) – Furnishing a larger space

• Beds for parents (queen) and kids (2 twins or bunk bed), plus mattresses: ~¥150,000
• Large sofa (3–4 seater or L-shape): ~¥100,000
• Dining table & 4 chairs (family size): ~¥80,000
• Refrigerator (400L large family size): ~¥100,000
• Washing machine & dryer unit (9kg or separate dryer): ~¥100,000
• Microwave & rice cooker: ~¥30,000
• Lighting & curtains for 3–4 rooms: ~¥50,000
• Storage units (shelves, dressers for clothing and toys): ~¥50,000
• Miscellaneous (TV, vacuum, kids' furniture, kitchenware, etc.): ~¥50,000

Total Approximate Cost: ¥600,000 upfront

For the family, ¥600k in furnishings adds about ¥50,000 per month if they only stay 1 year – a significant cost. Over 2 years, that halves to roughly ¥25,000 per month, and over 3 years it's about ¥17,000 per month. Many expat families do stay 2–3+ years, in which case the investment in furniture can be financially sensible compared to paying a premium for a furnished large apartment. A furnished 2LDK in a central area might easily charge ¥50k more per month than unfurnished, so if you're staying a while, buying your own furniture can save money in the long run.

Case in point: A relocation blog noted that setting up a 2LDK for a couple can total around ¥800,000 including furniture and fees. That sounds high, but in their case the initial rental fees were ~¥500k and the furniture/appliances about ¥300k. If that couple stayed 3 years, the ¥300k furnishings cost ~¥8,300/month – far less than the ¥30k+ monthly furnished markup they'd otherwise pay for a comparable apartment. The break-even point where buying furniture becomes cheaper than paying extra rent is often around the 1.5-year mark for Tokyo apartments.

Of course, these scenarios assume you buy new items at mid-range prices. You could slash these totals by getting secondhand furniture (many families leaving Japan sell entire household sets cheaply), or by choosing a smaller scale of furnishing (e.g., no big sofa, using futons for kids instead of bed frames). Conversely, costs can be higher if you need specialist items (baby-proof furniture, ergonomic office setups for remote work, etc.). The amortized monthly cost approach is a handy way to evaluate your own situation: If I spend ¥X on furniture, that's like ¥Y extra rent per month over my stay. Use that to decide if unfurnished makes financial sense for you, or if a furnished rental's higher monthly cost is justified by the short duration of your stay.

Pros and Cons by Profile

Your ideal choice – furnished or unfurnished – can depend heavily on who you are and how long you plan to stay. Here we break down considerations for different profiles: short-termers, long-term expats, families, and even investors/landlords.

Short-term residents (≤12 months)

If you're only in Tokyo for a year or less, a furnished apartment often wins hands-down. The benefits for short stays include:

No hassle, no big upfront spend: You skip the time and money sink of buying furniture. This is critical if you're an exchange student, intern, or on a 1-year work contract. You avoid tying up hundreds of thousands of yen in items you'll have to sell or dispose of later.

Immediate move-in comfort: With a furnished unit, you can land at the airport and sleep in your new place that night with a bed ready to go. Short-termers usually have tight schedules, so the convenience is key. You won't be spending your first weeks shopping for a fridge or sitting on the floor waiting for a sofa delivery.

Short leases available: Many furnished options are offered as monthly apartments or fixed-term leases tailored for short stays (e.g. 3-month, 6-month rentals). These often come with flexible terms – no two-year contract, and sometimes no deposit/key money. This aligns with the needs of someone staying under a year.

Drawbacks for short-term: Furnished places do cost more per month, so you pay a premium for that convenience. But since the lease is short, the total extra you pay is usually less than what you'd lose buying and then reselling furniture. Just keep an eye on what services are included – some "weekly mansion" style rentals include utilities and Wi-Fi, which is a bonus, while others might charge extra for cleaning or have higher utility fees lumped in. Overall, for under 12 months, furnished is generally worth it. One rule of thumb analysis found it takes about 17 months for the cost of furniture to pay off, so under that, you're better off renting furnished.

Long-term expats (≥24–36 months)

If you're in Tokyo for 2–3 years or more, the equation changes in favor of unfurnished in most cases. Key points for long-term residents:

Lower overall cost: While you pay a lot upfront to set up an unfurnished apartment, you usually come out ahead over a multi-year stay. As shown earlier, spreading ¥300k of furniture over 3 years adds only ~¥8k/month to your costs – much cheaper than the ¥20k–¥30k/month premium a furnished unit might charge. After ~1.5 years, an unfurnished setup tends to be cheaper on a month-by-month basis.

Personalization: In an unfurnished place, you have the freedom to create a home that suits your taste and lifestyle. Long-term residents often accumulate personal items, decor, and improvements that make the space truly homey. You're not stuck with a generic furniture set. Want an ergonomic desk for your home office or a western-size king bed? With your own place, you can do it.

Quality and comfort: Furnished rentals sometimes have lower-quality or well-worn furniture (since they cycle many tenants). As a long-term tenant, you can invest in comfortable, durable pieces – the exact chair that supports your back or a high-end mattress for good sleep. These things matter more the longer you stay.

Downsides for long-term unfurnished: The upfront burden is real. You need the savings or employer support to cover those initial costs and some time to get set up (see FAQ on setup time – usually a couple weeks for deliveries). Also, when you eventually leave Japan, you'll have to figure out selling or disposing of your furniture, which is extra effort (though many expats resell items to newcomers easily via community groups). Despite these, the consensus is that if your assignment or plans put you in Japan for multiple years, investing in furniture pays off financially and improves your quality of life in the long run.

(Related: If you're staying long-term and putting down roots, you might even weigh Renting vs Buying a Home in Tokyo (2025) as an option. Buying is a huge step, but for 5+ year stays it could be worth a look in high-demand neighborhoods.)

Families (space, durability, child-safe furniture)

Families relocating to Tokyo have special considerations, often pushing them toward unfurnished houses or apartments:

Space and layout needs: Family-sized apartments (2LDK, 3LDK) in Tokyo are not as commonly offered furnished – the furnished market skews toward studios and 1LDKs for singles. So simply from an availability standpoint, a family might have to furnish their own place to get the size and location they need. When furnished 2–3 bedroom units exist, they're usually very expensive serviced apartments in central areas.

Child-safe, durable furnishings: With kids (especially young ones), you'll want furniture that's safe and suits your family's needs – maybe a sturdy dining table that can handle spills and homework, rounded coffee table edges, bunk beds or cribs, etc. A generic furnished apartment's decor might not be kid-friendly. By furnishing yourself, you can choose durable, easy-to-clean materials (e.g. a leather or stain-resistant sofa) and secure any shelves or TVs to the wall properly. You also won't worry about kids damaging the landlord's couch and losing a deposit over a crayon mark.

Appliances for families: Families tend to need larger capacity appliances (bigger fridge for groceries, washing machine that can handle lots of laundry, perhaps a dryer or dishwasher which aren't standard in many rentals). An unfurnished place allows you to install these to make family life easier. Some expat-oriented unfurnished rentals even come with appliances like fridge and washer left behind by previous tenants – a nice middle ground where the unit is "semi-furnished" with key appliances but you bring the furniture.

On the other hand, a very short-term family (say a 6-month sabbatical in Japan) would still lean furnished because it's not worth buying everything for such a short stint. But most families who relocate are here for a job posting of 2+ years, and they often get moving support. Many will ship personal furniture or buy upon arrival. One tip: focus on resale value. Families can often resell their furniture to other expats or back to reuse shops when leaving, recouping some costs. Overall, an unfurnished rental gives a family the flexibility to set up a comfortable, safe home (often in a more residential area with more space) while keeping costs reasonable over a few years.

(Need ideas on which neighborhoods families prefer? Check our highlights on family-friendly areas in Tokyo, including some flood-safe high-ground neighborhoods with parks and larger homes.)

Investors (rentability, turn-key demand, depreciation, wear-and-tear)

This profile is from the landlord/investor perspective – perhaps you're a property owner or considering buying a Tokyo investment condo to rent out. Should you furnish your rental property or leave it empty?

Rentability and tenant pool: Furnished rentals appeal to a narrower but potentially lucrative tenant pool: short-term foreigners, corporate clients, and students. If your property is in an expat-heavy area (e.g. central Tokyo or near campuses) and you're open to shorter leases, furnishing it could attract those willing to pay a premium. You could partner with relocation agencies to offer it as a turn-key solution for companies housing employees. On the flip side, an unfurnished unit appeals to the broad general market (including Japanese tenants who typically have their own furniture). You'll have a larger pool of potential renters with an unfurnished unit, and usually longer lease terms.

Higher rent vs. higher costs: As discussed, you can charge more for furnished (often 20–30% more, sometimes higher for very short stays). This can mean higher yield if occupancy is good. But consider the costs: you must purchase the furniture/appliances and maintain them. Items have a depreciation life – e.g. expect to replace a washing machine or sofa every few years as they wear out. Factor in those replacements and repairs when calculating profits. Also, furnished rentals may have more frequent tenant turnover (since many are short-term), meaning more periods of vacancy or cleaning between tenants.

Wear-and-tear and management: More things in the apartment = more things that can break. As an investor-landlord, furnishing means you're responsible for fixing or replacing that microwave when it dies, or repairing furniture damaged beyond normal wear. You might also need to include utilities or Wi-Fi in the rent for a furnished unit to make it truly "turn-key," which complicates management. If you're not local, you might hire a property manager to handle these tasks, adding to costs.

Depreciation and taxes: Furniture and appliances can be depreciated as assets in Japan for tax purposes (typically over 4–8 years depending on the item). This can provide some tax benefit to offset rental income. However, it also underscores that these items won't last forever – you'll be reinvesting periodically. Unfurnished units have virtually no such ongoing costs; once you paint and clean between tenants, you're done.

Bottom line for owners: Furnishing a rental can allow you to charge a premium and fill a niche (like month-to-month rentals or Airbnb-style if legal) but requires active management. Many individual investors in Tokyo prefer the simplicity of unfurnished leases with stable, long-term tenants. That said, large companies and experienced landlords do run furnished apartments profitably, especially in the high-end expat market (e.g. luxury condos in Roppongi with concierge service). It works best when the property's location and style genuinely demand a premium. If your unit is average and in a residential area, furnishing might not yield enough extra rent to justify the cost and hassle. Consider your target tenant: a family or long-term resident will likely have their own stuff (market it unfurnished), whereas a diplomat on a 1-year posting wants a hassle-free furnished flat in a central district. Tailor your strategy accordingly.

Best Areas to Find Furnished Options

While you can find furnished apartments scattered across Tokyo, they are far more common in certain neighborhoods and building types. If you're specifically seeking a furnished or serviced apartment, here are the key areas and property types to focus on:

Expat hubs: Roppongi, Azabu, Akasaka, Hiroo (corporate leases, serviced stock)

Central Tokyo neighborhoods like Roppongi, Azabu-Juban, Akasaka, and Hiroo are well-known expat enclaves. These areas host many embassies, multinational offices, and international schools, which in turn creates demand for furnished housing for diplomats and corporate expats. What you'll find here:

Serviced Apartments: High-end serviced complexes (e.g. Oakwood Premier in Roppongi, Mori Living serviced apartments) cluster in these areas. These are fully furnished, hotel-like residences with monthly cleaning, concierge, etc. Rent is very expensive (easily ¥300k–¥1mil+ per month depending on size), but if your company is paying, these locations are prime. Roppongi Hills, Azabudai, and Akasaka all have a few of these luxury options.

Furnished Condos/Apartments: Aside from serviced buildings, there are individual units in modern high-rises or expat-oriented low-rises that come furnished. Azabu and Hiroo in particular have many developers targeting foreign tenants. These often appear on sites like GaijinPot Housing or Tokyo Monthly 21. Expect stylish interiors and turn-key readiness, with rents about 20-30% above unfurnished market rate. For example, a 1LDK in Azabu that's ¥250k unfurnished might be ¥320k furnished but include all utilities and a parking spot.

Corporate Lease Apartments: Some large companies rent blocks of apartments here to house overseas staff. If you're an individual looking, this means a slightly lower supply (since units are taken in bulk for corporate housing). However, it also means buildings in these areas are accustomed to foreign tenants and often have English-speaking management or concierge.

Neighborhood vibe: Roppongi and Akasaka are more urban and nightlife-heavy (for those who want dining and entertainment at their doorstep), whereas Hiroo and Azabu are quieter, upscale residential pockets with international supermarkets and parks (great if you want a bit calmer environment while still central). All are within Minato Ward, which is highly internationalized.

Because of the concentration of foreigners, you'll also find many real estate agents in these areas specializing in furnished rentals. Don't hesitate to walk into an agency in Roppongi or Hiroo and ask about furnished options – they'll immediately know what's available (be it a monthly mansion or a high-end condo). Just be ready for the sticker shock; central expat hubs are among the most expensive parts of Tokyo.

Family-friendly: Setagaya, Meguro, Kichijoji (larger layouts, semi-furnished possibilities)

Families often prefer to live a bit outside the hectic city center, in neighborhoods known for green spaces, good schools, and larger housing. In Tokyo, Setagaya Ward and Meguro Ward are two popular areas for foreign families, and even Kichijoji (just outside the 23 wards in Musashino) is a favorite. How do these fare for furnished options?

Setagaya (Den-en-Toshi Line, etc.): Setagaya is a large ward with many residential districts like Yoga, Futako-Tamagawa, and Seijo. Here you'll mostly find unfurnished houses and apartments, but some may be semi-furnished or come with appliances. For instance, a standalone house for rent might include kitchen appliances (fridge, oven) and laundry machines, left by the owner or previous tenant. These aren't "furnished" in the full sense, but they save you from buying major appliances. The reason is many expat families rent houses in Setagaya, and landlords often decide to leave built-in units or negotiate to include certain items to sweeten the deal. Setagaya also has a few upscale rental complexes that target foreigners (with amenities like English-speaking front desk). In such cases, you might get a partially furnished townhome or apartment – for example, some units in Yoga or Kamiyoga area came furnished for short-term corporate leases in the past. Generally, though, furnished stock is limited – families here usually ship or buy furniture. The area's appeal is space and environment: parks, larger floor plans (you can find 3LDK or 4LDK), and international schools bus routes. If you value a house with a yard or a bigger apartment and are staying years, Setagaya's unfurnished options might be worth the initial setup effort.

Meguro Ward: Meguro includes neighborhoods like Jiyugaoka (charming and popular with families), Daikanyama (stylish and international), and Yutenji. Meguro is somewhat closer in than Setagaya, and has a mix of expat singles and families. You'll find some serviced apartments in Meguro (around Meguro Station/Shirokanedai) but also many unfurnished options. Furnished wise, there are a handful of apartments around Daikanyama and Nakameguro that come serviced or partially furnished, catering to affluent expats (these are trendy areas). But much of Meguro's family housing – such as around Jiyugaoka or along the Toyoko Line – will be unfurnished. Like Setagaya, you may get lucky with appliances included. Also, because these wards are less dense, if you rent a newer family apartment there's a chance it might have built-in ceiling lights and curtains (some landlords leave them), which spares you a shopping trip. Meguro Ward is generally high ground and residential, making it popular for those concerned about natural disasters (see our piece on flood-safe high-ground neighborhoods for more on areas like this).

Kichijoji (Musashino City): Kichijoji is often voted one of the most desirable places to live in Tokyo, with its lively shopping streets and the lovely Inokashira Park. It's about 15-20 minutes from Shinjuku on the Chuo Line. For foreign families, Kichijoji offers slightly more space for the price and a relaxed atmosphere. Furnished apartments here are scarce; this is more of a "find a great unfurnished place and make it your own" area. However, because it's a popular area for all, you might find some short-term rental apartments geared towards domestic relocations (e.g., a few "monthly apartments" around Mitaka or Ogikubo which is nearby). Those could be options if you need a landing pad while you furnish something long-term. People in Kichijoji often reside longer-term, so landlords expect tenants to bring furniture. Think of Kichijoji as the place you choose for lifestyle (park, cafes, community) rather than convenience of furnished housing.

Semi-furnished tip: In family areas, always ask the landlord or agent what's included. Sometimes listings don't clearly state that an appliance is provided, but on inquiry you find out the owner is fine leaving the fridge, for example. Especially when previous expat tenants have been in a house, they may pass on curtains, lights, or appliances to you. Don't be shy about negotiating for an item to stay – many landlords will agree if it helps close the deal (they know it can cost you to buy, and it's less hassle for them to dispose of it). This can effectively make your unfurnished rental partially furnished at no extra cost.

Also, families might consider areas like Yokohama's expat zones (e.g. Yamate, Motomachi) where houses for rent sometimes come furnished. That's outside Tokyo, but worth noting if company housing is there. Within Tokyo, Setagaya and Meguro remain top picks for foreign families despite the need to furnish – the quality of life is the draw.

Corporate/serviced housing corridors (what to expect)

In addition to specific neighborhoods, it's useful to understand certain "corridors" or clusters of corporate housing in Tokyo. These aren't official zones, but patterns where serviced or furnished rentals appear:

Along Major Business Districts: If you map Tokyo's big business hubs (Marunouchi, Shinjuku, Shibuya, Roppongi/Toranomon, Shinagawa), you'll notice serviced apartments often within a short distance. For example, the area between Roppongi and Toranomon (where many global companies have offices) is dotted with high-end furnished towers. The Marunouchi/Otemachi business district has fewer apartments (as it's mostly offices), but just south in Shinagawa and Tamachi there are some corporate apartment buildings intended for executives on short stays. Expect these to be modern high-rises with one to three-bedroom units, fully furnished and including amenities like gyms or meeting rooms. "What to expect" here is a very convenient, hotel-like living experience at a premium price. Many include weekly housekeeping and have bilingual front desk support.

Around Embassy Areas: Tokyo's embassies are mainly in Minato and Shibuya wards (plus a few in Meguro/Shinjuku). Not coincidentally, buildings in Akasaka, Hiroo, and Shibuya often cater to diplomatic staff. These might not be full serviced apartments, but are upscale rentals that the embassy will sometimes furnish themselves for their staff. If you're renting as a private individual in these areas, you might stumble on a gem: e.g., a unit in a building that was partially used for embassy housing might be available furnished (left as-is when an embassy lease ended). It's rare but keep eyes open in listings.

Near Short-Stay Nodes: Some areas have a high concentration of monthly mansion (short-term furnished rental apartments) because of transport or hospital hubs. For instance, near Shinjuku Station and Ikebukuro, you'll find several buildings of small furnished studios that target business travelers and students. These are usually advertised as monthly apartments. They can be viable for 1-3 month stays or while you search for a long-term home. Quality varies from quite basic (Leopalace is a common provider known for very compact furnished studios) to more comfortable studio setups. What to expect: these monthly units usually include all utilities, Wi-Fi, and come with basic cookware and linens. Essentially, a step below serviced apartments in luxury, but a step above a hotel in space, and cheaper than both. Note: Many monthly units are concentrated along the Yamanote Line corridor (loop line), to offer easy access to various parts of Tokyo.

When considering a serviced or corporate housing option, pay attention to lease terms. Some have minimum stay of 1 month, others 3 months. Also check if there's a one-time cleaning fee (common for monthly rentals, e.g. ¥20,000 cleaning fee charged at end). If your company arranges it, they handle these details, but if you're arranging yourself, read the fine print.

In all these furnished-heavy areas or properties, the common theme is you trade higher rent for immediate convenience. The apartments come with everything down to forks and bedding in some cases. You just unpack your suitcase and start living. Many expats use these for a few months upon arrival so they can start work immediately, then move to a longer-term unfurnished place once they're settled. If you can afford it (or your employer covers it), this can be the smoothest landing into Tokyo life.

(For detailed area guides, see our Line/Area Guides such as the Toyoko Line or Chuo Line pages for insights on different neighborhoods' character and housing.)

Conclusion

Choosing furnished vs unfurnished in Tokyo ultimately comes down to your time horizon, budget, and personal priorities. Here's a simple decision rubric to help you figure out the best fit:

Length of Stay: This is the number one factor. If you're staying short-term (a year or less), a furnished apartment is generally the better financial and practical choice. You avoid large sunk costs and can focus on experiencing Tokyo. If you're staying long-term (2+ years), unfurnished will save you money in the long run and let you create a more personalized home. In between (~18 months), weigh it carefully – do the math for your case. Remember the ~17 month break-even estimate: around that point, the upfront costs of furniture equal the accumulated furnished rent premium. So if >17 months, leaning unfurnished makes sense; if <17, furnished may be wiser.

Upfront Budget vs. Monthly Budget: Consider your cash flow. Furnished apartments require less money upfront (often no big deposits or furniture costs), but charge more each month. Unfurnished require a hefty upfront investment (move-in fees + buying furniture) but then you enjoy lower monthly rent. If you don't have a lot of savings to cover move-in fees and furniture, you might lean towards furnished or at least a partially furnished smaller place. On the other hand, if you have the cash or a relocation allowance, investing it upfront can secure you a nicer place for the monthly cost. Think of it like this: furnished is a pay-as-you-go plan, unfurnished is an upfront purchase that pays dividends later.

Time-to-Live-In (Convenience): How quickly do you need to be fully settled and comfortable? If your job or family situation means you need a turn-key home from Day 1 (you can't be sleeping on a futon on the floor for a week or eating out because you have no fridge), then a furnished or at least temporary furnished solution is better. Some people move to Tokyo and start work the next morning – furnishing an apartment under those conditions is stressful. Conversely, if you have a bit of time and enjoy setting up a home, the unfurnished route can be rewarding. Compromise approach: Some long-term expats start in a short-term furnished rental for 1-2 months (so they have immediate housing), then during that time, they find an unfurnished long-term apartment and gradually furnish it. This hybrid approach offers the best of both: no rush in furnishing, and you still get the cost benefits for the bulk of your stay.

Lifestyle and Comfort: Are you particular about your living environment? If you have specific furniture needs (e.g., you're a musician needing space for a piano, or you have back issues and need a certain type of bed) you might prefer unfurnished so you can ensure those needs are met. If you just need a functional place to sleep and work, a furnished unit's standard package might be fine. Also consider family needs as discussed: kids may push you toward customizing an unfurnished home, whereas a single person might adapt more easily to whatever a furnished place provides.

Resale/End-game Plan: If going unfurnished, think ahead about what you'll do with stuff when you leave. If you're buying nice furniture and might move it to your next country or home, great – it's an investment. If not, are you okay with selling it off for, say, 20-30% of what you paid (common for used furniture sales to recoup some money)? Factor that into your total cost calculation. Some companies will buy back appliances or you can sell to sayonara marketplaces. If that seems like a hassle, furnished spares you this task.

In 2025, Tokyo's rental market is somewhat more flexible than it used to be. The pandemic period saw more "furnished" and short-term leases pop up (landlords trying to attract tenants when borders were closed, etc.), and while Tokyo is back to being busy, some of those trends remain. This means as a tenant you have options. You can even negotiate in some cases – for example, if you like an unfurnished apartment but need a fridge and washer, ask if the landlord can provide them. It's not unheard of, especially if it clinches a 2-year lease with a good tenant.

Which option fits you? To sum up:

• If you're a short-term expat or student, go furnished or even consider monthly rentals/serviced apartments. You'll pay more each month but you walk in and walk out with ease.

• If you're a long-term resident or family, lean unfurnished. Yes, it's work upfront, but you'll appreciate the savings and comfort of making it your own. It will truly feel like your home.

• If you're an investor/landlord, furnished vs unfurnished is a strategic choice: furnished for higher rent and short-term niches, unfurnished for stable long-term tenancy. There's demand for both, but know your market.

• And if you're in between or unsure, start with a furnished short lease (there are 3-6 month furnished leases out there) while you get a feel for life in Tokyo. You can always transition to an unfurnished apartment later if you decide to stay longer.

No matter which you choose, planning and budgeting is key. Tokyo living isn't cheap, but by understanding the real costs – from key money to curtains – you can make an informed decision that suits your situation. Furnished or unfurnished, Tokyo is ready to welcome you home in 2025!

FAQ

Q: Is it cheaper to rent furnished or unfurnished in Tokyo?

A: In the long run, renting unfurnished is cheaper for most standard leases. Unfurnished apartments have lower monthly rent (often 20–30% less than furnished equivalents but you must spend money upfront to buy furniture. If you stay long enough (around 1.5–2 years or more), the amount you save in rent usually exceeds what you paid for furniture, making unfurnished the cheaper option overall

However, for short stays, furnished can be cheaper when you consider total costs. For example, staying 6 months in a place that’s ¥20,000/month more because it’s furnished means ¥120,000 extra paid; that’s far less than the ¥300,000 you might spend buying furniture for an unfurnished place. So, <12–18 months: furnished is likely cheaper, >18 months: unfurnished becomes cheaper. Always factor in your specific costs though – do you already own some furniture? Will you resell items? Those can tilt the math.

Q: How much does it cost to furnish a 1LDK in Tokyo in 2025?

A: For a 1LDK (one-bedroom apartment, typically 30–50 m²), expect to spend roughly ¥200,000–¥500,000 to fully furnish it, depending on your taste and whether you buy new or used. A very frugal person using second-hand goods might scrape by at ¥100k or so (e.g., used futon ¥5k, used fridge ¥10k, etc.), but most people aiming for comfortable living with a mix of new items will land in the mid-200k to mid-300k range. For instance, a basic new furnishing package: bed ¥40k, sofa ¥30k, table/chairs ¥20k, fridge ¥50k, washer ¥30k, microwave ¥10k, lighting/curtains ¥20k, misc ¥20k – that totals ¥220k. Add some decor or better-quality items and ¥300k is easily reached. If you go for premium appliances or designer furniture, ¥500k+ is possible for a 1LDK. (Note: These figures assume you need to buy everything. If your apartment already includes some appliances (occasionally A/C, fridge, or washer are provided), your cost would be less.)

Q: Can foreigners easily rent furnished apartments?

A: Yes – furnished apartments in Tokyo are often specifically aimed at foreigners and short-term visitors. Many real estate agencies and online platforms (like GaijinPot Housing, Tokyo Monthly Apartments, or Airbnb for monthly stays) list furnished units and are used to foreign tenants. The process is typically easier than regular rentals: some furnished apartments don’t require a Japanese guarantor or even key money, and shorter lease terms are available. That said, the supply of furnished apartments is smaller than unfurnished. They’re concentrated in central Tokyo and expat-friendly areas, and mostly studios/1-bedrooms. Families or those wanting a specific district might have fewer furnished choices. But overall, foreigners can absolutely rent furnished places – there are agencies that specialize in it. Just be prepared that the paperwork might still be in Japanese (though many agents will help in English), and you’ll still need proper visa status for longer leases. For non-residents looking for very short term (<1 month), serviced apartments or Airbnb are available. In summary: foreigner-friendly furnished rentals are plentiful, often with flexible terms, making them a convenient option for newcomers.

Q: What’s the typical furnished rent premium?

A: Typically about 20–30% higher rent than an unfurnished equivalent apartment. In practical terms, that could mean ¥10,000–¥30,000 extra per month for a normal apartment, or even more for large upscale properties. For example, a ¥150k/mo unfurnished place might be ¥180k–¥200k/mo furnished. Some sources in Japan cite roughly “¥10k–¥15k higher than market rent” for furnished units on average
(which aligns with the percentage range for mid-priced apartments). For high-end properties (luxury condos), the premium might also include services (concierge, etc.), so it’s a bit blended into overall pricing. But as a rule of thumb, expect to pay about a quarter more in rent for a comparable furnished unit. Note that furnished deals often include certain utilities or amenities – for instance, free internet or a monthly cleaning service – which partly justifies the higher price. Always compare what’s included when evaluating the premium.

Q: How long does it take to fully set up an unfurnished place?

A: It generally takes about 1–2 weeks to get an unfurnished apartment fully functional and comfortable, but it can vary. In the first 1–3 days, you’ll want to handle essentials: get at least a temporary bed/futon, a fridge, and basic lighting. Many people do a big IKEA/Nitori run and have those delivered within a couple of days. Large appliance stores can often deliver a fridge and washer within 48 hours of purchase (unless it’s peak moving season). So within the first week, you can usually have all major appliances in place. Furniture like sofas and tables might take a bit longer if you’re ordering new – delivery could be a week or two out. If you’re ordering something custom or out-of-stock, it could be 4–6 weeks, but that’s more for premium items. According to moving tips, 2 weeks is a comfortable window to assume for getting everything delivered and installed. If you’re proactive – buying things even before you move in (online orders timed to your move date) – you can shorten this. Conversely, if you shop leisurely or hunt secondhand pieces, it might stretch to a month to find everything you want. Also consider the time to set things up: assembly for furniture could take a few evenings of work if you DIY. And don’t forget opening utility accounts, internet, etc., which are separate tasks. In short, expect a week of hustle to cover basics, and by two weeks you should be pretty settled, with maybe a straggling item or two arriving. It’s wise to overlap a short temporary stay (hotel or Airbnb for a few days) if you can, so you’re not in an completely empty apartment on night one. But many do “camp” in their new place with a futon and laptop as they wait for the couch to arrive – it’s a rite of passage!

Decide based on your profile: A short-term single professional will lean furnished or even a serviced apartment. A long-term family will likely go unfurnished for a true home feel. Investors should evaluate local demand – furnished units cater to a niche but can yield higher short-term rents, while unfurnished units appeal to the mass market of tenants.