# UR housing for foreigners: no guarantor, no key money

URL: https://japanhow.com/housing/renting/ur-housing-foreigners/
Author: JapanHow editors
Updated: Oct 24, 2026

## Summary

UR public rental housing in Japan charges no key money, agent fee or renewal fee and needs no guarantor. You pay a deposit of 2 months' rent. As of October 2026, foreigners qualify as permanent residents, special permanent residents or mid- to long-term residents who can fully understand the lease. You also need monthly income of 4 times the rent (fixed amounts on higher rents), savings of 100 times the rent, or 1 to 10 years of rent paid up front.

## Key facts

- Key money, agent fee, renewal fee: None
- Guarantor: Not needed
- Deposit: 2 months' rent
- Savings alternative: 100x the monthly rent

UR housing in Japan is public rental housing that charges **no key money, no agent fee and no renewal fee, and needs no guarantor**. You pay a deposit of **2 months' rent**. As of October 2026, foreigners can apply as permanent residents or as mid- to long-term residents with a residence card. You also need monthly income of 4 times the rent (a fixed amount on higher rents), savings of 100 times the rent, or rent paid up front for 1 to 10 years.

**Move-in cost on ¥60,000 rent:** ¥120,000 deposit + first month's prorated rent and common fee (UR charges no key money, agent fee or guarantor fee. Deposit is refunded after repairs, normally within 30 days of the contract ending.)

## What is UR housing?

UR rental housing (UR賃貸住宅) is run by the Urban Renaissance Agency (都市再生機構, UR), a public agency. As of the end of March 2025, it managed **694,940 apartments in 1,408 estates (団地)**. Most are in the big city regions:

| Region | UR apartments |
|---|---|
| Tokyo's 23 wards | 96,345 |
| Rest of Greater Tokyo (Tokyo, Saitama, Chiba, Kanagawa, Ibaraki) | 302,208 |
| Kinki (Osaka, Hyogo, Kyoto and others) | 196,113 |
| Chubu (Aichi, Shizuoka, Gifu, Mie) | 47,791 |
| Fukuoka | 42,966 |

You deal with UR directly, at its sales offices (営業センター) and UR shops. There is no landlord, agent or guarantor company in between.

## What does UR not charge?

UR's own list of advantages:

| | UR housing | Typical private rental |
|---|---|---|
| Key money (礼金) | None | Often required in the Kanto region (MLIT) |
| Agent fee (仲介手数料) | None | Part of move-in costs (MLIT) |
| Renewal fee (更新料) | None; contracts renew automatically | Set by the contract |
| Guarantor (保証人) | Not needed | Personal guarantor or guarantor company |
| Guarantor company fee | None | Often 35% to 50% of a month's rent for 2 years (MLIT) |
| Deposit (敷金) | 2 months' rent | Varies |
| Paid at signing | Deposit + prorated rent and common fee | About 4 to 7 months' rent (MLIT) |

The renewal rule has one exception: fixed-term contracts (定期借家), such as UR's U35 plan, end at the end of the term. UR says the deposit can be lower during campaigns. At move-out, UR pays to repair normal wear and tear, and returns the deposit, minus repair costs you owe, in principle within 30 days of the contract ending.

## Can foreigners rent UR housing?

Yes. UR's requirements page says a foreign national can apply if you **can fully understand the UR lease** and you are one of these:

- a **permanent resident** (永住者), or on Diplomat or Official status
- a **special permanent resident** (特別永住者)
- a **mid- to long-term resident** (中長期在留者). This is the group the Immigration Services Agency issues a residence card (在留カード) to.

So work, spouse, student and dependent statuses with a residence card are covered. UR's page doesn't set a minimum number of months left on your card. You must also need the home to live in yourself, and your whole household must be able to move in within 1 month of the date UR sets.

UR also accepts applications from people living abroad who meet the requirements. If you apply online from abroad, register a Japanese address and phone number UR can contact.

**Language:** The lease and application are in Japanese. UR's English pamphlet (information as of September 2022) says people who need Japanese support should have a coworker or another Japanese speaker contact UR. Guides are also available in Chinese, Korean, Portuguese and Vietnamese. On request, UR sales offices can explain the contract online.

## What are UR's income requirements?

UR uses your **average monthly income**: in principle, your income over the past year divided by 12. The amount you need depends on the rent and on whether you apply alone or as a household.

| Monthly rent | Applying alone | Applying as a household |
|---|---|---|
| Under ¥62,500 | 4x the rent | 4x the rent |
| ¥62,500 to under ¥82,500 | ¥250,000 | 4x the rent |
| ¥82,500 to under ¥200,000 | ¥250,000 | ¥330,000 |
| ¥200,000 or more | ¥400,000 | ¥400,000 |

Example from UR: a single applicant renting at ¥50,000 needs ¥200,000 a month. A household renting at ¥60,000 needs ¥240,000.

### What if my income is too low?

UR offers three main alternatives:

1. **Savings standard (貯蓄基準制度).** Savings of at least **100 times the monthly rent** replace the income test. On ¥60,000 rent, that's ¥6 million. You show a yen bank balance certificate issued within 7 days.
2. **Paying rent up front (家賃等の一時払い制度).** You pay rent and the common fee for **1 to 10 years** (in 1-year steps) at signing. UR applies a discount, and **there's no income test** and no income documents. UR doesn't publish the discount rate; ask a UR shop.
3. **Special cases.** If your own income is at least half the standard, you can make up the rest with the income of relatives living with you, or with a rent top-up from your employer or from a relative who doesn't live with you. Savings of at least half the savings standard can be combined in a similar way.

Students aged 18 or over at a university or vocational school (専修学校), people aged 60 or over, single parents and some people with disabilities can apply even below half the standard. They need a supporting relative (扶養等親族) whose income or savings meets the standard and who agrees to share liability for the rent. If you have a job offer but no salary yet, UR accepts its own income certificate form with proof of employment.

**UR can refuse you:** People who owe UR money can't apply. UR may also refuse people with past rent arrears, contract breaches or false statements on documents.

## What documents do foreigners need for UR?

For the application:

- **Certificate of residence (住民票)**, original, issued within 3 months, **without your My Number**, listing everyone who will live with you and your relationship.
- **Income proof.** Employees: last year's withholding slip (源泉徴収票, without My Number) and this year's taxation certificate (課税証明書) or resident tax notice. Under 1 year in your job: UR's income certificate form and a copy of your employee ID. Self-employed: tax payment certificate No. 2 (納税証明書その2). Savings route: the bank balance certificate.

**Ask the city office for the full 住民票:** For foreign residents, some items are often left off the certificate of residence unless you ask. On the request form, write that you need your **nationality, the date you started living in Japan, mid- to long-term resident status, and your residence card details** (status, period of stay, expiry date, card number). Without them, UR can't check your eligibility.

For the contract:

- Deposit, prorated rent and common fee, paid in advance at a bank with UR's payment slip.
- Your registered seal (実印) and seal certificate (印鑑証明書) issued within 3 months. If you don't use a seal, UR accepts a **signature certificate (署名の証明書) from your consulate**. You don't need the seal certificate if the person signing comes in person, shows photo ID and hands over a copy.
- Photo ID of whoever comes to the office: My Number card, driver's license, or a passport with your current address written in.

You'll also need a Japanese bank account: UR doesn't take credit cards, and rent is paid by automatic bank transfer (口座振替). See [bank accounts for foreigners](/money/banking/bank-account-for-foreigners-japan/).

## How do I apply for UR housing?

Popular units go fast. Most UR units are first-come, first-served, and new buildings, elderly housing and some others are allocated by lottery.

## Does UR have discounts?

UR runs several plans on designated units only. Each one has its own conditions, and UR doesn't say whether any of them have extra rules for foreign residents.

| Plan | Who | What you get |
|---|---|---|
| U35割 | Contract holder aged 35 or under (students OK) | Lower rent for 3 years on a 3-year fixed-term lease that isn't renewed. UR doesn't publish the amount. |
| 子育て割 | Households with a child under 18 (or pregnant), or married within 5 years | Up to 20% off, max ¥25,000 a month, if household income is ¥259,000 a month or less. Up to 6 years for families, 3 for newlyweds. |
| すくすく割 | Households with a child under 18 (or pregnant) | Lower rent for 3 years on a fixed-term lease |
| フリーレント | Anyone renting a designated unit | 1 or 2 months' rent free. Stay at least 1 or 2 years or repay it. |

## What are the downsides of UR housing?

- **Older buildings.** Over 60% of UR's apartments were built between the 1950s and early 1980s, mostly suburban walk-up blocks. Apartments from 1965 to 1974 average **45.8 m²**.
- **Location.** Many estates are in the suburbs rather than city centers. Tokyo's 23 wards hold 96,345 of the 694,940 units.
- **Rent isn't subsidized.** By law, UR sets new tenants' rent in line with similar housing nearby. The average advertised rent was **¥77,300** (March 2025), from ¥55,700 in 1965–74 buildings to ¥122,000 in those from 2004 on. You save on move-in fees, not monthly rent.
- **Japanese paperwork.** The lease and forms are in Japanese, and UR asks people who need Japanese support to have a Japanese speaker contact it.
- **Pets.** Standard units allow only small birds and fish. UR has separate pet-friendly units.
- **Fixed-term plans.** U35 and すくすく割 leases end after 3 years and aren't renewed.

## UR or a private rental with a guarantor company?

UR is usually cheaper to move into: 2 months' deposit plus prorated rent, against MLIT's rule of thumb of 4 to 7 months' rent for a private lease. It also avoids the guarantor company screening and its emergency contact rules. A private rental gives you far more choice of location, and newer buildings, but you go through an agent and a guarantor company. See our guides to [renting an apartment in Japan as a foreigner](/housing/renting/how-to-rent-apartment-japan-foreigner/) and [guarantor companies compared](/housing/renting/guarantor-company-japan/).

If you only need a room for a short time, a [share house](/housing/renting/share-house-tokyo-foreigners/) may suit you better.

## More guides

- Agents, portals and UR in one place: [foreigner-friendly real estate agents](/housing/renting/foreigner-friendly-real-estate-agents/)
- The insurance most leases ask for: [renters' fire insurance](/housing/insurance/renters-fire-insurance-japan/)
- Income documents for UR: [resident tax and the taxation certificate](/money/tax/resident-tax-japan-foreigners/)

## Questions people ask

### Can foreigners rent UR housing?

Yes. UR accepts permanent residents, special permanent residents and mid- to long-term residents (the people who hold a residence card), as long as you can fully understand the lease and meet the income, savings or lump-sum payment rule.

### Does UR housing need a guarantor?

No. UR checks only your own documents, such as your certificate of residence and income proof. You don't need a personal guarantor or a guarantor company.

### What if my income is too low for UR?

Savings of at least 100 times the monthly rent, or paying 1 to 10 years of rent up front, replace the income test. If your own income is at least half the standard, you can also combine it with relatives you live with, or show that your employer or a relative tops up your rent.

### Can I apply for UR housing online?

Yes, for listings that show a 'ネットで仮申込' (provisional application online) button, after you register as a user. You still submit documents and sign the contract with a UR office.

### Can I pay UR rent by credit card?

No. UR's FAQ says rent and the common fee are paid by automatic bank transfer (口座振替), not by credit card.

## Sources

- [お申込み資格](https://www.ur-net.go.jp/chintai/rent/requirements/), UR (都市再生機構) (accessed Oct 24, 2026)
- [必要書類](https://www.ur-net.go.jp/chintai/rent/documents/), UR (都市再生機構) (accessed Oct 24, 2026)
- [How to rent UR rental housing (English pamphlet)](https://www.ur-net.go.jp/chintai/pdf/common/plt_english.pdf), UR (Urban Renaissance Agency) (accessed Oct 24, 2026)
- [UR賃貸住宅のメリット](https://www.ur-net.go.jp/chintai/whats/merit/), UR (都市再生機構) (accessed Oct 24, 2026)
- [URの借り方](https://www.ur-net.go.jp/chintai/rent/), UR (都市再生機構) (accessed Oct 24, 2026)
- [よくあるご質問](https://www.ur-net.go.jp/chintai/faq/), UR (都市再生機構) (accessed Oct 24, 2026)
- [U35割](https://www.ur-net.go.jp/chintai/whats/system/u35/), UR (都市再生機構) (accessed Oct 24, 2026)
- [子育て割](https://www.ur-net.go.jp/chintai/whats/system/kosodate/), UR (都市再生機構) (accessed Oct 24, 2026)
- [フリーレント](https://www.ur-net.go.jp/chintai/whats/system/freerent/), UR (都市再生機構) (accessed Oct 24, 2026)
- [UR賃貸住宅の長寿命化に関する計画 (April 2026)](https://www.ur-net.go.jp/rd_portal/information/hozen/vrj9880000005wda-att/202604_chojumyo.pdf), UR (都市再生機構) (accessed Oct 24, 2026)
- [独立行政法人都市再生機構法](https://laws.e-gov.go.jp/law/415AC0000000100), e-Gov 法令検索 (accessed Oct 24, 2026)
- [在留カードとは？](https://www.moj.go.jp/isa/applications/procedures/whatzairyu_00001.html), Immigration Services Agency (出入国在留管理庁) (accessed Oct 24, 2026)
- [Apartment Search Guidebook (English)](https://www.mlit.go.jp/common/001317844.pdf), MLIT (国土交通省) (accessed Oct 24, 2026)