When renting out property in Japan, understanding tenant preferences can make all the difference between a vacant listing and a highly sought-after unit. While universal factors like location and price play a role, the Japanese rental market has unique nuances that every property owner should consider. These details significantly influence tenant decisions, from security features like double-door entry systems to the appeal of higher floors for both safety and privacy.

This article dives into what Japanese tenants prioritize, offering insights that will help property owners align their offerings with renter expectations. Whether you’re a seasoned investor or new to the market, understanding these cultural and practical preferences is key to maximizing your property’s value and appeal.

Safety and Privacy: No Ground Floor Units

For single women in Japan, safety is a top priority when choosing a rental property. Ground-floor units are generally avoided due to security concerns and privacy issues, such as street-level visibility. Additionally, features like auto-lock doors and intercom systems are highly desirable, offering an added layer of protection. Properties with both systems are particularly attractive to female tenants.

The Challenges of Upper Floors Without Elevators

Living on the 4th or 5th floor without an elevator can be a significant drawback. Moving large furniture or appliances becomes a logistical nightmare, often leading to higher moving costs. Everyday tasks, such as carrying out heavy trash items like fridges or washing machines, are also more challenging. Properties above the 3rd floor without elevators are typically less appealing, especially for tenants who anticipate frequent moves.

Proximity to Public Transport and Amenities

Convenience is king when it comes to location. Most Japanese tenants prefer properties within a 10-minute walk to the nearest station, stretching to 15 minutes only for major transit hubs. Nearby supermarkets and convenience stores are also critical. Properties lacking these amenities in close proximity are likely to be overlooked, no matter how modern or spacious.

Toilet Preferences: A Separate Toilet and Bath

Separate toilet and bath layouts are deeply ingrained in traditional Japanese living standards. Many tenants, especially families and older renters associate this setup with cleanliness and convenience. While combined bathrooms are common in smaller studios for students or single professionals, they are typically viewed as less desirable. In urban areas, however, combined setups are becoming more prevalent due to limited space.

Corner Units and South-Facing Windows

Properties with corner units or multiple sunlight directions are highly sought after, particularly those facing south or southeast. These layouts maximize natural light, making the space feel brighter and more inviting. Corner units are often located at the end of hallways, offering extra privacy and fewer disturbances from passing neighbors.

The Importance of a Bath Over a Shower

While younger professionals may opt for extra floor space over a bathtub, most Japanese tenants still prefer having a bath. This preference is tied to cultural norms, as baths are a staple in Japanese households. Apartments without a bath may struggle to attract tenants unless they offer significant trade-offs like modern designs or premium locations.

Indoor Washing Machines Only

Outdoor washing machines can be a major deterrent for tenants due to hygiene concerns, including the risk of pests like cockroaches. Properties with indoor washing machine setups are far more appealing, as they ensure cleanliness and protect appliances from the elements.

Internet Companies: Exclusive or Not

When renting in Japan, the availability and flexibility of internet services can be a critical factor for tenants. Some properties have exclusive contracts with specific internet providers, which may limit tenant options. While having pre-installed internet can be convenient, tenants often prefer the freedom to choose their provider, particularly if the exclusive option is slower, more expensive, or incompatible with their needs (e.g., gaming or remote work).

Additionally, tenants may prioritize properties that offer high-speed fiber-optic connections (光回線) or have provisions for easy setup, minimizing downtime after moving in. Apartments with flexible or multiple provider options have a competitive edge, especially in urban areas where internet reliability is crucial.

Disaster Preparedness: Earthquakes & Flood Risks

In a country as disaster-prone as Japan, disaster preparedness is a key consideration for tenants. Earthquake resistance is one of the first things renters evaluate, particularly in high-rise buildings or older properties. Newer buildings constructed under modern seismic codes (post-1981) are often preferred for their safety features, such as base isolation systems and reinforced structures.

Flood risks have also gained attention in recent years due to increasing extreme weather events. Properties in areas with a history of flooding or poorly managed drainage systems can deter tenants. Ground-floor units are especially scrutinized for this reason. Real estate agents will often show a map of how far above sea level each building in the area is – provided for free by the local region’s city hall or ward office.