UR housing (Urban Renaissance Agency) is a network of public rental apartments across Japan that eliminates major upfront expenses like key money, agency fees, renewal fees, and guarantor requirements.
At a glance
- Four Zeroes
- No key money, agency fee, renewal fee, or guarantor
- Upfront cost
- 2 months' deposit + pro-rated initial rent & common fee
- Application
- First-come, first-served (no lottery required)
How UR differs from private rentals
Standard private rentals in Japan often demand non-refundable key money (Reikin), agency commission fees, renewal charges every two years, and a Japanese guarantor or guarantor company fee.
UR housing waives all of these, requiring only a two-month deposit alongside your initial pro-rated rent and common fees when signing the lease.
Building Structures (SRC vs RC) and Soundproofing
In Japanese real estate, building structure labels dictate soundproofing, earthquake resistance, and insulation quality. Most UR apartments are constructed with heavy-duty concrete structures, providing vastly superior floor soundproofing and earthquake durability compared to wooden or light steel private rentals.
- SRC (Steel-framed Reinforced Concrete): The highest quality construction standard in Japan, offering top-tier earthquake safety, fire resistance, and soundproofing.
- RC (Reinforced Concrete): Solid concrete reinforced with rebar, providing excellent soundproofing and structural stability.
- S (Steel Framework) / W (Wood): Common in budget private apartments, but often weaker in soundproofing between floors.
Eligibility, income and savings rules
No guarantor does not mean no eligibility review. As a rule, the applicant's average monthly income must meet the threshold for the selected home. Foreign nationals with a status accepted by UR may apply when the apartment will be their continuing residence.
If income alone is insufficient, some applicants can qualify through savings normally equal to 100 months of rent, combined family income or rent support, or an advance-payment plan for rent and common fees. The available route and evidence depend on the household and apartment.
- Applications are available to single tenants and households of relatives living or planning to live together
- The household must be able to move in within one month of the available start date
- Unpaid UR balances or serious past lease violations can prevent an application or contract
From vacancy search to move-in
UR's published sequence is: find a room, check eligibility, make a preliminary application, view the room, submit the full application, sign the lease, and move in. Viewing and full-document submission are normally completed within one week from the day after the preliminary application, with signing within ten days.
Timing can vary by apartment and office. Before signing, you pay the deposit plus pro-rated rent and common fees for the starting month. Because vacancies are first-come, confirm the final status with UR rather than relying on a saved comparison page.
Documents and money needed for the full application
The standard set includes UR's application form, a recent residence certificate showing the applicant and family relationships, proof of income, and any evidence required for a special eligibility route. Residence certificates are generally originals issued within three months and must omit the My Number identifier.
Foreign residents may need a certificate that includes nationality or region, residence status and period, and residence-card details. At signing, prepare the two-month deposit, pro-rated rent and common fees, and accepted identity documents.
Monthly cost components
Your monthly payment consists of the room rent plus a common building fee (Kyoeki-hi).
Eligible programs like U35 or Childcare discounts can reduce rent for designated periods, so comparing total monthly costs is recommended.
Trade-offs to check alongside the benefits
Avoiding a guarantor and guarantor-company fee does not remove the income or savings test. Applicants still need to collect original documents and complete each step within UR's deadlines, while the two-month deposit remains payable.
Discounts, pet permission and fixed-term lease options apply only to designated homes. A fixed-term product such as UR Light does not renew, and a first-come vacancy can close while you compare options, so check the contract type and program tags for each room.
Finding vacancies effectively
Because UR vacancies operate on a first-come, first-served basis, popular estates and well-priced rooms are reserved quickly.
Monitoring current availability and comparing listings by price and prefecture helps you secure an apartment meeting your needs.
Frequently asked questions
Can foreigners or students rent UR apartments?
They may be eligible. Foreign applicants need a residence status accepted by UR and must use the apartment as their continuing home. Students and other applicants must also meet an income, savings or permitted alternative route and provide the required documents.
Do I need to pay a renewal fee when the lease ends?
No. Standard UR leases renew automatically without any renewal fee (fixed-term leases like UR Light end at expiry).
Can I apply if my income is below the threshold?
Sometimes. Savings normally equal to 100 months of rent, combined income or rent support from family, or advance payment of rent and common fees may provide another qualifying route. Required evidence varies by apartment and household.
How quickly must I submit documents after applying?
UR's standard schedule places viewing and full-document submission within one week from the day after the preliminary application, and signing within ten days. Follow the dates given by the handling office for your room.
What are the main disadvantages of UR housing?
There is still an income or savings review, original paperwork and a two-month deposit. Popular vacancies can close quickly, and discounts, pet permission and fixed-term terms vary by room.
Compare current vacancies by area
After checking the rules, compare current vacancies and monthly totals in Tokyo, Osaka and Kanagawa.