※ This review contains an Oakhouse referral link. If you register through it, you get 10,000 PAO points and TIFE may receive points from Oakhouse, at no extra cost to you. Prices and terms below were checked on Oakhouse’s official website in October 2026; always confirm on the property page before you sign.
A furnished room in Japan, without a guarantor, deposit or key money
Oakhouse rents share houses and furnished apartments to foreigners and Japanese residents from one month. Here are the real costs, who it suits, and how to apply from overseas.
10,000 PAO points = ¥10,000 toward move-in costs when you register through this link. Points expire after 6 months.
Quick answer: Oakhouse is one of the easiest ways for foreigners to rent in Japan. You skip the guarantor, deposit and key money, rooms come furnished with internet, and you can stay from one month. It is not the cheapest option long-term: you pay a one-time contract fee (¥50,000 in Oakhouse’s share house example) and a monthly maintenance fee on top of rent. It works best as your first home while you set up life in Japan, or as a long-term base if you like living with people.
The question I get most from people moving to Tokyo isn’t about visas. It’s “How do I rent a place when I don’t have a Japanese guarantor and can’t pay ¥300,000 just to get the keys?” A normal Japanese lease usually means a guarantor company, a deposit, non-refundable key money, an agency fee, an empty room to furnish, and a 2-year contract in Japanese. Oakhouse removes most of that. This review covers what it really costs, who it’s right for, and where it falls short, with every number checked against Oakhouse’s official site in October 2026.
Who Oakhouse is for (and who should skip it)
Oakhouse makes the most sense when you need a home fast and without paperwork hurdles. It’s less compelling if you already have a guarantor and plan to stay years in the same apartment.
| Oakhouse is a strong fit if you… | Look elsewhere if you… |
|---|---|
| Just arrived (or are about to) and have no Japanese guarantor | Already have a guarantor and plan to stay 2+ years in one place |
| Are a student, working-holiday maker or new hire who needs a home fast | Want the lowest possible rent and don’t mind a long lease |
| Want furniture, internet and utilities sorted from day one | Need lots of private space or a family-size apartment on a tight budget |
| Want to meet people, practise Japanese and avoid feeling isolated | Strongly prefer never sharing a kitchen or bathroom |
What Oakhouse really costs in 2026
Oakhouse charges no security deposit, no key money, no agency fee and no guarantor fee. What you do pay is a one-time contract fee, your first month’s rent (calculated by the day), and a monthly maintenance fee that covers utilities and internet. Here is Oakhouse’s own example for a ¥60,000 room, compared with a typical Japanese rental.
| Move-in costs (¥60,000 room) | Oakhouse share house | Typical Japanese rental |
|---|---|---|
| Security deposit | ¥0 | ¥60,000 |
| Key money (礼金) | ¥0 | ¥60,000 |
| Agency / brokerage fee | ¥0 | ¥60,000 |
| Contract fee | ¥50,000 | ¥0 |
| Furniture & appliances | ¥0 (furnished) | ~¥100,000 |
| First month rent + fees | ¥78,000 | ¥65,000 |
| Total to move in | ≈ ¥128,000 | ≈ ¥345,000 |
Source: Oakhouse’s own cost example for a ¥60,000 share house room (October 2026). If you move in after the 20th, you also pay the next month’s rent up front. Campaign houses sometimes waive the contract fee.
| Monthly costs (same room) | Oakhouse share house | Typical Japanese rental |
|---|---|---|
| Rent | ¥60,000 | ¥60,000 |
| Maintenance / common fee | ¥18,000 | ¥5,000 |
| Electricity, gas, water | Included | ~¥14,500 |
| Internet | Included | ~¥6,500 |
| Total per month | ≈ ¥78,000 | ≈ ¥86,000 |
The big saving is up front, not monthly. Maintenance fees vary by house, usually ¥7,000–¥18,000, and some houses cap utility use.
Cut your move-in bill by another ¥10,000
Register as an Oak Fellows member through the TIFE link and Oakhouse adds 10,000 PAO points (1 point = ¥1) to use on your initial costs. Free to register, valid 6 months.
Register & get 10,000 points →Oakhouse room types and prices
Oakhouse listed about 1,000 properties and nearly 9,000 rooms in October 2026, across Tokyo, Kanagawa, Saitama, Chiba, Aichi, Kyoto, Osaka, Hyogo and Fukuoka. Vacancies update every 15 minutes on Oakhouse’s site, so what you see is close to live.
Share House
From ~¥44,000/month in Tokyo
- Private or semi-private room, shared kitchen, lounge and bathrooms
- Furniture, kitchenware and internet included
- Many houses run resident events
Best for: students, working holiday, first months in Japan
Social Residence
Large houses, price varies by room
- Big shared buildings with extras like a gym, coworking space or theater room (varies by property)
- Events and resident clubs
- Strong international and Japanese mix
Best for: remote workers, young professionals, people who want a social life
Furnished Apartment
From ~¥90,000 (Kyoto) / ~¥110,000 (Tokyo)
- Fully private, furnished studio or larger
- Electricity, gas, water and Wi-Fi already set up
- No deposit, key money, agency fee or guarantor
Best for: couples, professionals, people who want privacy without a 2-year lease
Prices are a snapshot of Oakhouse’s October 2026 listings and change with availability. Check each property page for the exact rent and maintenance fee.
Oakhouse for international students
For students, the main draw is how little you need to get started. You can move in from one month with just your luggage: the room has a bed, desk, storage and internet, and the kitchen is already equipped. Other reasons Oakhouse works well for students:
- Student discount: Oakhouse advertises a rent discount for students (up to 20% off monthly rent). Confirm which houses qualify before you apply.
- Japanese housemates: Oakhouse says more than half of its share house residents are Japanese, so you practise Japanese at home, not just in class.
- Flexible terms: contracts from 1 to 6 months (some houses excluded), 1 year or 2 years, so you can match your semester or language course.
- Near campuses: search by school or commute time to find houses close to your university or language school.
Planning to settle in Japan? Use Oakhouse as your launch pad
If you are moving to Japan for work or long-term life, the first month is a chain of dependencies: you need an address to register at the ward office, a residence card with your address to open a bank account, and often a Japanese phone number for everything else. A furnished room you can rent without a guarantor breaks that chain.
- Month 1: move in, register your address at the ward office, get your phone and bank set up. See the first-30-days checklist.
- Months 2–6: learn which neighborhood and commute suit you. Oakhouse lets you transfer between properties (transfer fee from ¥5,000).
- After that: stay on a 1–2 year contract, move to an Oakhouse private apartment, or move to a regular lease once you have a job, bank account and payslips. Our guide to renting without a guarantor covers that step.
Ask Oakhouse staff to confirm address registration and any visa-related documents for your specific house before you sign. Need a Japanese phone number before you land? See our Japan eSIM & SIM guide.
How to apply for Oakhouse from overseas (step by step)
- Register through the TIFE link. Create a free Oak Fellows account via this referral link, using the same browser. Your 10,000 PAO points appear in My Page.
- Filter and shortlist. Search by area, train line or commute time. Use the “Foreign Residents Allowed” and “Student Friendly” filters, and check the rent and maintenance fee on each page.
- Ask questions or book a viewing. Message staff from My Page in English, Chinese, Korean or French. Ask about online viewings if you’re still overseas.
- Apply and pass screening. Send a copy of your photo ID and give an emergency contact. Oakhouse checks your details and calls your emergency contact before move-in.
- Pay the initial costs. Contract fee plus pro-rated first rent, minus your points. Foreign residents can pay by credit card through My Page.
- Move in. Bring your luggage (and slippers). A bedding set costs ¥17,600 if you need one; tell staff before you arrive.
Honest pros and cons
👍 What Oakhouse does well
- No guarantor, deposit or key money
- Move in with just your suitcase
- Stay from 1 month; switch houses later
- Support in English, Chinese, Korean and French
- Japanese housemates to practise with
- Rooms all over Tokyo and 8 other prefectures
👎 What to watch out for
- Contract fee (¥50,000 in Oakhouse’s example) on most rooms
- Maintenance fee adds ¥7,000–¥18,000/month
- Shared kitchens and bathrooms aren’t for everyone
- Cheapest rooms are small (some under 8㎡)
- Some houses cap utility use
- Long-term, a regular apartment can work out cheaper
My verdict: for newcomers, students and anyone without a guarantor, Oakhouse is one of the fastest and least stressful ways to get a home in Japan. Go in knowing the contract fee and maintenance fee exist, compare the all-in monthly price (rent + maintenance) rather than rent alone, and treat it as either a launch pad or a long-term social home, depending on how you like to live.
7 ways to pay less at Oakhouse
- Register before you apply through the TIFE link to get 10,000 PAO points toward move-in costs.
- Move in by the 20th. You pay only the pro-rated first month; after the 21st you also prepay the next month.
- Check “Discount campaign” houses, which sometimes waive the contract fee or discount rent for several months.
- Use the student discount if you’re enrolled at a school in Japan.
- Choose the FIX plan if you know your move-out date; Oakhouse gives 10,000 points back.
- Compare rent + maintenance, not rent alone. A ¥52,000 room with a ¥15,000 fee costs more than a ¥58,000 room with ¥8,000.
- Skip the bedding set (¥17,600) if you can buy bedding cheaply second-hand, for example on Mercari.
Oakhouse FAQ
Does Oakhouse require a guarantor?
How much does Oakhouse really cost per month?
Is Oakhouse good for international students?
Can I apply for Oakhouse from outside Japan?
What is the minimum stay at Oakhouse?
Are utilities included at Oakhouse?
How do I get the 10,000 PAO points?
Is a share house a good first step if I plan to settle in Japan?
Where are Oakhouse properties located?
Find your first home in Japan, without a guarantor
Furnished rooms from one month, in Tokyo, Osaka, Kyoto, Fukuoka and more. Register free through TIFE and start with 10,000 points off your move-in costs.
Browse Oakhouse rooms →Referral link · Points terms set by Oakhouse and may change
Related guides for moving to Japan
Want to meet people before you even move in? Join the TIFE Facebook group or come to a TIFE event in your first week.
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