Why Japanese Rentals Are Mostly Unfurnished

Key Takeaways:

Japan’s rental market is almost entirely unfurnished: only about 2.5% of Tokyo listings include furniture. This matters for 2026’s mobile workforce, as renters must budget for their own furnishings.

Furnished units charge a significant premium: unfurnished apartments typically rent for 20–30% less than equivalent furnished ones.

Landlords usually only provide fixed installations (air conditioning and lighting) to simplify turnover and maintenance.

Tenants’ tastes vary greatly, and it’s common for people (especially newlyweds) to bring all-new bridal furnishings. Leftover items from a previous tenant often end up discarded.

Short-term and expat renters fuel demand for the few furnished options: roughly 60% of foreign inquiries ask specifically for furniture-included apartments.

Why This Matters in 2026

Moving to Japan with misconceptions about rentals can lead to surprises. Most Japanese leases assume an empty apartment, so budget travelers, students, and new expats must plan to furnish the unit themselves. For example, Tokyo now has only about 2.5% of apartments listed as “with furniture”, whereas in many other countries rentals often come with appliances or furniture. In contrast, Japan’s default is that only built-in fixtures (AC, lights, sometimes curtains) are provided. With globalization and remote work on the rise, more foreigners are renting in Japan; understanding that they’ll need to buy or rent beds, sofas, fridges, etc., is critical to avoid unexpected costs. Notably, furnished units target these short-term stays, but their rent can be 20–30% higher than empty apartments.

Unfurnished Leases: The Norm in Japan

In Japan, an “unfurnished” lease is the standard for long-term rentals. That means when you move in, the floor will be empty – no fridge, no washing machine, not even a bed or kitchen appliances. The only things landlords usually leave behind are fixed installations: air conditioners, ceiling lights, and sometimes curtains or curtain rails. In fact, tenants who tried to leave behind valuable curtains were asked to remove them, since the next renter often wanted their own. By law the landlord must maintain anything provided (the “repair obligation” or shūzen gimu), so in practice landlords simply don’t provide movable furniture or appliances. In Japanese, a furnished item is often treated as “residual property” (zanchibutsu), meaning the previous tenant left it behind; if so, the incoming tenant might have to fix or replace it, which few want. This legal and practical setup reinforces the empty-apartment norm.

Landlord and Legal Considerations

Landlords in Japan have little incentive to supply furniture. First, the high cost of land and construction makes margins tight – owners often feel they cannot afford to buy and install furniture for each unit. A Tokyo landlord explains: “Japan’s land is very expensive, so landlords don’t think about also buying furniture and appliances for the unit”.

Second, Japanese law gives landlords a strict duty to keep any leased items in working order. If a fridge or TV were included and it broke, the landlord could be asked to repair it or even refund part of the rent for downtime. This repair liability (shūzen gimu) makes furniture a risk: owners prefer to avoid it.

Third, owners worry that people who need “fully furnished” units might be less financially secure. As one Yahoo! answer noted, tenants who bring no furniture of their own may be more likely to default, and Japanese law makes evicting them difficult. In short, providing furniture creates costs and legal risks for landlords, so most simply skip it.

Cultural and Practical Factors

Japanese living habits also push toward unfurnished apartments. Many Japanese people prefer to buy brand-new furniture and appliances when they move, often treating housewarming or marriage as an occasion for new items. In fact, it’s common for newlyweds to regard their home as a blank slate filled only with “bridal trousseau” they purchase themselves. Because tastes in decor vary widely, landlords have learned that leftover furnishings are usually unwanted: one manager recalled an expensive curtain left by a tenant that the next renter immediately had removed and discarded.

Another factor is turnover and cleaning. When a tenant leaves, landlords must clean the unit; starting with empty floors is simply easier. As one landlord put it, “When we clean after a move-out, it’s much easier if there’s nothing on the floor. The only provided fixtures are AC and lights”.

In a crowded city where apartments are small, running an empty unit between tenancies saves time and effort.

Finally, Japanese households historically have used fewer large pieces of furniture than some Western counterparts (for example, many people sit on floor cushions or futons instead of heavy sofas or bunk beds). This minimalist trend aligns with the business practice of empty rentals. Together, these cultural habits mean tenants expect to furnish their own space, and owners plan accordingly.

Financial Implications: Rent and Setup Costs

Understanding cost is crucial. Furnished units command much higher rent: in Tokyo an unfurnished apartment typically costs 20–30% less than the same place with furniture included. For example, if an unfurnished one-bed runs ¥100,000/month, a furnished one might be ¥120,000–¥130,000. Landlords price this way because they bundle the value (and wear-and-tear risk) of appliances and furniture into the rent.

Over the long term, it often makes financial sense for a resident to furnish their own place. One analysis (for international moves) found the break-even point is usually around 17–18 months: after that, buying furniture (even new) costs less than paying the higher monthly rent for furnished accommodation. Thus, a short-stay visitor might accept higher rent to skip furniture shopping, but a multi-year resident would save money by furnishing the apartment and paying the lower base rent. (Of course, furnishing yourself requires a one-time outlay — several hundred thousand yen to kit out a small apartment — plus eventual disposal costs. But these are usually recovered if you plan to stay long enough.)

Furnished and Short-Term Rental Options

While unfurnished long-term leases dominate, fully furnished rentals do exist in Japan for specific markets. Short-term “monthly” or serviced apartments are the main category. These are often aimed at business travelers, interns, or relocating families who stay a few months to a year. In Tokyo these come completely equipped: bed, sofa, table, kitchen appliances, cookware, linens, and more are ready on arrival. Typically they include utilities (gas, electricity, water) and Wi-Fi as well, and often waive traditional fees like “key money” or guarantors.

For example, many E-Housing monthly rentals offer English support and fully furnished units so expats can move in with just luggage. About 60% of foreign rental inquiries ask for a furniture-included option, reflecting that short-term visitors strongly prefer this convenience. However, even these furnished options tend to be more expensive overall. As noted, unless your stay is very short (under a year), the higher monthly cost often outweighs the convenience.

Practical tip: If you need a short-term furnished stay, compare rental vs setup cost. Sometimes it may be cheaper to rent an empty unit and ship in your own essentials. Conversely, if your employer covers rent, a furnished place saves hassle. If you go the furnished route, be sure to check exactly what’s included (some places may charge extra for items beyond a basic package).

Best Practices

Risk / Mistake	Impact	How to Avoid
Assuming furnishings are included.	Surprise costs buying or renting everything (bed, fridge, etc.).	Always confirm with the agent what is provided. Plan as if the apartment is empty.
Neglecting move-out costs or obligations.	Unexpected disposal fees for old furniture, or charges for unmet cleaning.	Check your lease for “original condition” clauses. Schedule bulk trash pickup or resale/donation in advance.
Overpaying for furnished convenience.	Paying 20–30% higher rent long-term, when furnishing might be cheaper.	Do a cost analysis: e.g. spreading ¥300k of furniture over 2–3 years is often less per month than a furnished premium. Opt for unfurnished if staying >1–1.5 years.

Checklist for Renters

Inspect Listing Carefully: Verify whether the apartment is furnished or unfurnished, and exactly what fixtures (AC, lights, curtains, etc.) are included. Don’t assume anything beyond built-ins.

Clarify Lease Terms: Confirm in writing which items are considered part of the unit. Ask about “設備” (fixed equipment) versus “残置物” (left by previous tenant); this affects who pays for repairs.

Budget for Furniture: If unfurnished, list your essentials (bed, mattress, fridge, washing machine, stove, refrigerator, sofa, table). Research prices at second-hand stores or online resale; many items can be obtained used for steep discounts.

Arrange Purchases and Delivery: Once you have identified needed items, order them (allow 1–2 weeks for delivery/assembly). In Japan, large items are often sold online or at specialty shops; some furniture stores offer rent-to-buy plans. Consider renting large items from a furniture rental service if staying short-term.

Coordinate Moving Logistics: Book a moving company or van well before your move-out date. Mid-month or on weekends are busiest, so plan early. Pack efficiently or consider packing services.

Plan Disposal of Old Items: If you purchased furniture, think ahead about selling or disposing of it when you leave. Online marketplaces, local community boards, or neighborhood “freecycle” groups are common for selling second-hand items. Municipal bulky trash pickup (予約制) is required for large items if you dispose of them.

Check Final Cleaning Obligations: Most leases charge a cleaning fee at move-out or require you to leave the apartment in good condition. Review what you need to clean or fix. Better to leave it empty of furnishings, as required by most landlords, to avoid extra cleaning charges.

FAQ

Q: Is it normal for Japanese apartments to come unfurnished?

A: Yes. In Japan it is standard for rentals to be empty. Landlords typically only provide fixtures like air conditioners and ceiling lights. Everything else – from furniture to most appliances – is left for the tenant to supply.

Q: What is usually included in a Japanese rental?

A: Typically, a rental includes built-in lighting, curtains or curtain rails, and an air conditioner (sometimes one per room). Some landlords also leave behind a refrigerator or washer, but this is treated as a courtesy “residual” item – they are not guaranteed. You should assume you must provide your own bed, sofa, fridge, washer, etc.

Q: Why do furnished rentals cost more?

A: Furnished rentals charge extra rent to cover the value of the furniture and appliances provided. In practice, furnished apartments often cost 20–30% more per month than identical unfurnished ones. That premium pays for convenience. For short stays it may be worth it, but for longer stays that extra rent usually outweighs the one-time cost of buying your own furniture.

Q: Are there furnished apartments in Japan at all?

A: Yes – but mostly in the short-term/monthly rental market. Many agencies (like E-Housing) specialize in fully furnished “monthly” apartments for stays from one month to a year. These units come move-in ready with furniture, appliances, and even included utilities and Wi-Fi. They also often skip Japan’s usual “key money” or guarantor requirements. However, these furnished units are less common for standard two-year leases, and their rent is higher. For long-term living, the norm remains unfurnished.

Q: How can I furnish my apartment cheaply in Japan?

A: Many residents acquire furniture affordably through Japan’s strong second-hand market. Try local used-furniture shops, “Recycle Shops,” or online sites. Facebook groups (e.g. “さよならセール”) and Craigslist Japan often have posted household items – sometimes even for free. Because disposing of furniture in Japan can be a hassle, many people sell or give away old sofas, tables, etc. You can often find bargains there. Renting furniture (from specialty services) is another option for very short stays.

Understanding Japan’s rental norms is crucial for a smooth move. In summary, most Japanese apartments are rented empty, so tenants should plan to bring or acquire their own furniture. By knowing this ahead of time – and weighing the cost of furnishing vs. paying a furnished premium – renters can avoid surprises and save money on their stay.