Authored by the expert who managed and guided the team behind the Japan Property Pack
Yes, the analysis of Tokyo's property market is included in our pack
Tokyo in 2026 remains one of the safest and most efficient megacities in the world for expats, but rising rents and sustained inflation mean your budget needs to be higher than it was a few years ago.
This guide covers everything from realistic monthly costs and neighborhoods to visa options and job markets, all based on official government data and trusted real estate research.
We constantly update this blog post to reflect the latest changes in Tokyo's expat landscape, so you always have fresh, reliable information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Tokyo.
Is Tokyo a good place to live in 2026?
Is quality of life getting better or worse in Tokyo in 2026?
As of early 2026, Tokyo's quality of life trajectory is mixed: convenience and infrastructure keep improving, but affordability has clearly declined due to sustained inflation and rising rents.
The factor that has improved the most over the past two to three years in Tokyo is the expansion of cashless payment systems and foreigner-friendly services, making daily errands and transit noticeably smoother for non-Japanese speakers.
On the flip side, the most persistent challenge in Tokyo remains housing pressure: rent in the central 23 wards has been climbing steadily, with market research showing average rents reaching around 4,600 yen per square meter, which puts even modest apartments in desirable areas like Shibuya or Meguro above 150,000 yen monthly.
In short, Tokyo rewards you with world-class convenience and safety, but you will feel the pinch in your housing budget more than in previous years.
Are hospitals good in Tokyo in 2026?
As of early 2026, Tokyo's hospitals meet or exceed Western European and North American standards, especially at major university hospitals and internationally oriented facilities with English-speaking staff.
Expats in Tokyo most commonly recommend St. Luke's International Hospital in Tsukiji for its bilingual services, The University of Tokyo Hospital in Hongo for complex specialist care, and Keio University Hospital in Shinanomachi for its strong reputation across multiple departments.
A standard doctor consultation in Tokyo typically costs between 3,000 and 6,000 yen out of pocket (roughly 20 to 40 USD or 18 to 36 EUR) if you are enrolled in Japan's public health insurance, though additional tests or imaging will increase that amount.
Private health insurance is generally a "nice to have" rather than a necessity for expats in Tokyo, since Japan's public coverage is comprehensive; however, many expats add private plans for faster access to English-speaking clinics, higher-end hospital rooms, or international evacuation coverage.
Are there any good international schools in Tokyo in 2026?
As of early 2026, Tokyo has over 30 international schools ranging from large American and British curriculum institutions to smaller multilingual programs, and the overall quality is high by global standards.
Among expat families in Tokyo, the most popular choices include The American School in Japan (ASIJ) with its Chofu campus, The British School in Tokyo, and Nishimachi International School for families seeking a smaller, community-focused environment.
Typical annual tuition fees at international schools in Tokyo range from 2 million to 3.5 million yen per child (roughly 13,000 to 23,000 USD or 12,000 to 21,000 EUR), not including enrollment fees, bus services, lunches, and extracurricular activities which can add meaningfully to the total.
Waitlists can be long at the most sought-after schools, especially for entry grades and during corporate relocation seasons, so families who plan 6 to 12 months ahead have a much easier time; public schools in Tokyo are academically solid and safe, but instruction is entirely in Japanese and integration support varies by ward.
Is Tokyo a dangerous place in 2026?
As of early 2026, Tokyo is one of the safest major cities in the world, with very low rates of violent crime and a strong sense of personal security even late at night.
The most common safety concerns expats should be aware of in Tokyo are nuisance issues rather than violent crime: groping on crowded trains (especially during rush hour), petty theft in tourist-heavy areas like Shinjuku and Shibuya, and occasional drink-spiking incidents in late-night entertainment districts like Roppongi and Kabukicho.
Neighborhoods in Tokyo generally considered safest and most comfortable for expats include Hiroo, Azabu-Juban, and Shirokane in Minato-ku; Ebisu and Daikanyama in Shibuya-ku; and Nakameguro and Jiyugaoka in Meguro-ku, all of which combine calm residential environments with excellent access to international services.
Women can and do live alone safely throughout Tokyo, though common-sense precautions like using women-only train cars during rush hour and being selective about late-night venues in nightlife districts like Roppongi are commonly recommended.
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How much does everyday life cost in Tokyo in 2026?
What monthly budget do I need to live well in Tokyo in 2026?
As of early 2026, a single person living comfortably in Tokyo (not luxury, but going out regularly and living in a decent apartment) should budget between 350,000 and 550,000 yen per month, which is roughly 2,300 to 3,600 USD or 2,100 to 3,300 EUR.
For a more modest but still decent lifestyle in Tokyo, meaning a smaller apartment in a less central ward, cooking at home often, and limited entertainment, a single person can get by on around 250,000 to 350,000 yen monthly (1,600 to 2,300 USD or 1,500 to 2,100 EUR).
If you want a more comfortable or upscale lifestyle in Tokyo, such as a larger apartment in Minato-ku or Shibuya-ku, regular dining out, gym membership, and travel, expect to spend 500,000 to 700,000 yen per month (3,300 to 4,600 USD or 3,000 to 4,200 EUR) or more.
Housing is by far the biggest expense in Tokyo, often consuming 40 to 50 percent of a monthly budget; market research shows average rents in the 23 wards running around 4,600 yen per square meter, so a typical 35 to 50 square meter apartment quickly becomes a 160,000 to 250,000 yen decision before utilities.
What is the average income tax rate in Tokyo in 2026?
As of early 2026, a typical middle-income earner in Tokyo faces an effective combined tax and social insurance burden of roughly 20 to 30 percent of gross salary, with higher earners in professional roles seeing rates closer to 30 to 40 percent.
Japan's income tax system is progressive, with national tax rates ranging from 5 percent on the lowest bracket to 45 percent on income above 40 million yen, plus a flat local inhabitant tax of approximately 10 percent on taxable income; social insurance contributions (health, pension, unemployment) add another roughly 15 percent on top, split between employee and employer.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What kind of foreigners actually live in Tokyo in 2026?
Where do most expats come from in Tokyo in 2026?
As of early 2026, the largest foreign resident communities in Tokyo come from China (over 250,000 registered residents), South Korea, Vietnam, the Philippines, and Nepal, with smaller but visible clusters of Western expats from the United States, United Kingdom, and other European countries.
Tokyo's foreign resident population now exceeds 700,000 people, representing roughly 5 percent of the city's total population, and this number has been climbing steadily since the post-pandemic recovery.
The main reasons expats from these top countries are drawn to Tokyo include employment opportunities (especially in tech, finance, and education for Western expats), family ties and established communities (for Chinese, Korean, and Filipino residents), and Japan's expanding worker programs (for Vietnamese and Nepalese residents).
The expat population in Tokyo is predominantly working professionals and students rather than retirees, with corporate expats concentrated in central wards and a growing number of early-career workers and skilled migrants spread across the city.
Where do most expats live in Tokyo in 2026?
As of early 2026, expats in Tokyo cluster in two main patterns: the "international bubble" central wards like Minato-ku (Azabu, Hiroo, Roppongi), Shibuya-ku (Ebisu, Daikanyama), and Chiyoda-ku for convenience; or the "space and value" hubs in western areas like Meguro (Nakameguro), Setagaya (Futako-Tamagawa), and Musashino (Kichijoji) for more living space at lower cost.
What makes these neighborhoods attractive to expats is not just proximity to international schools and English-friendly services, but also the density of daily-life conveniences like quality supermarkets, cafes, and medical clinics within walking distance, plus excellent train access to central business districts.
Emerging neighborhoods starting to attract more expats in Tokyo include areas along the Toyoko Line like Gakugei-Daigaku and Toritsudaigaku, which offer a local feel with good access to Shibuya, and parts of eastern Tokyo like Kiyosumi-Shirakawa, where younger creative professionals and families are discovering renovated housing stock at more affordable prices.
Are expats moving in or leaving Tokyo in 2026?
As of early 2026, Tokyo continues to see a net inflow of foreign residents, with official statistics showing the foreign population reaching record highs and projected to exceed 4 million nationally by year-end.
The main factor driving expats to move to Tokyo right now is Japan's labor shortage combined with the city's concentration of jobs in tech, finance, and professional services, plus the relatively affordable cost of living compared to other global capitals when measured in dollars or euros due to the weak yen.
The main factor causing some expats to leave Tokyo is the rising cost of central housing combined with salary stagnation in some industries, which makes the "Tokyo premium" harder to justify for those who can work remotely elsewhere.
Compared to similar destinations in Asia like Singapore or Hong Kong, Tokyo's expat population growth is moderate but steady, and the city benefits from being perceived as safer and more livable, even if visa and bureaucratic processes are more complex.
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What paperwork do I need to move to Tokyo in 2026?
What visa options are popular in Tokyo in 2026?
As of early 2026, the three most popular visa types for expats moving to Tokyo are the standard work visa (Engineer/Specialist in Humanities/International Services), the Highly Skilled Professional visa for qualified candidates, and the Student visa which often serves as a stepping stone to employment.
For the most commonly used work visa in Tokyo, the main eligibility requirements include having a job offer from a Japanese employer, relevant educational qualifications (typically a bachelor's degree or equivalent experience), and a Certificate of Eligibility issued by Japan's Immigration Services Agency on behalf of your employer.
Japan launched a Digital Nomad visa in 2024 that allows remote workers from 49 eligible countries to stay for up to 6 months, but the requirements are strict: you must prove annual income of at least 10 million yen (around 65,000 USD), hold private health insurance with 10 million yen coverage, and you cannot work for Japanese clients or employers.
Most popular expat visas in Tokyo are initially granted for 1 to 5 years depending on the category and your qualifications, with renewals processed through local immigration offices typically requiring proof of continued employment, tax compliance, and valid health insurance.
How long does it take to get residency in Tokyo in 2026?
As of early 2026, the typical timeline for obtaining a work visa and establishing residency in Tokyo is roughly 2 to 4 months total: 1 to 3 months for Certificate of Eligibility processing, 1 to 3 weeks for visa issuance at a Japanese embassy abroad, and a few days for residence card registration after arrival.
Common factors that can delay the residency process in Tokyo include incomplete documentation, employer inexperience with visa sponsorship, or applying during peak seasons; conversely, Highly Skilled Professional visa applicants often see faster processing and longer initial grants due to the streamlined pathway.
To become eligible for permanent residency in Japan, most expats need to live in Tokyo (or anywhere in Japan) continuously for 10 years, though Highly Skilled Professionals can qualify in as little as 1 to 3 years depending on their points score; naturalization (citizenship) requires 5 years of continuous residence and renouncing other citizenships.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Japan. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
How hard is it to find a job in Tokyo in 2026?
Which industries are hiring the most in Tokyo in 2026?
As of early 2026, the industries hiring the most expats in Tokyo are technology and software development, finance and fintech, and B2B sales or business development roles at multinational companies, with steady demand also in English-language education and international schools.
It is realistic for expats to get hired in Tokyo without speaking Japanese, but only in specific tracks: multinational firms with English as the working language, tech startups targeting global markets, international schools, and internal global functions like regional analytics or compliance roles.
The types of roles most accessible to foreign job seekers in Tokyo are software engineering positions, product management at tech companies, bilingual sales and marketing roles, finance and risk analyst positions at global banks, and teaching roles at international schools or English conversation companies.
What salary ranges are common for expats in Tokyo in 2026?
As of early 2026, typical salary ranges for expats working in Tokyo span from 4.5 million to 20 million yen gross annually (roughly 30,000 to 130,000 USD or 27,000 to 120,000 EUR), with wide variation depending on industry, language ability, and seniority.
For entry-level or mid-level expat positions in Tokyo, salaries generally range from 4.5 million to 8 million yen gross per year (30,000 to 53,000 USD or 27,000 to 48,000 EUR), which is typical for early-career tech roles, junior finance positions, or English teaching jobs.
Senior or specialized expat roles in Tokyo, such as engineering managers, finance directors, or bilingual consultants, commonly pay 10 million to 20 million yen gross annually (65,000 to 130,000 USD or 60,000 to 120,000 EUR), with executive packages at multinational firms going higher.
Employers in Tokyo do commonly sponsor work visas for foreign hires, especially large and mid-sized firms that already employ foreign talent; the process is smoothest when the job description maps clearly to a recognized visa category and the candidate has relevant qualifications.
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What's daily life really like for expats in Tokyo right now?
What do expats love most about living in Tokyo right now?
Expats in Tokyo consistently praise three things above all: the exceptional safety and cleanliness, the world-class public transportation system, and the sheer density of high-quality daily conveniences from 24-hour convenience stores to neighborhood restaurants.
The lifestyle benefit most frequently praised by expats in Tokyo is the ability to live without a car while still having access to everything you need within a short walk or train ride, which frees up both time and money compared to car-dependent cities.
The practical advantage expats appreciate most in Tokyo is the reliability and punctuality of everything from trains to deliveries to restaurant reservations, which creates a low-friction daily life once you adapt to local systems.
The social and cultural aspect that makes Tokyo particularly enjoyable for expats is the neighborhood-level variety: you can choose a "micro-city" vibe that suits you, whether that is the international calm of Hiroo, the cafe culture of Ebisu, or the local charm of Kichijoji, and each feels like its own world.
What do expats dislike most about life in Tokyo right now?
The top complaints expats have about living in Tokyo are the high cost of central housing relative to apartment size, the language barrier in daily bureaucracy, and the work culture mismatch at some Japanese companies where long hours and hierarchy can feel stifling.
The daily inconvenience that frustrates expats the most in Tokyo is the complexity of household tasks like garbage sorting (which has strict ward-specific rules), setting up utilities and internet, and navigating the hanko (personal seal) requirements that still persist in some paperwork.
The bureaucratic issue that causes the most headaches for expats in Tokyo is dealing with city ward offices for residence registration, pension, and health insurance enrollment, where forms are often Japanese-only and appointments can require long wait times or multiple visits.
Most expats find these frustrations manageable rather than deal-breakers in Tokyo, because the overall quality of life compensates; the key is building patience for administrative tasks and, ideally, developing basic Japanese reading skills or having a bilingual helper for official paperwork.
What are the biggest culture shocks in Tokyo right now?
The biggest culture shocks expats experience in Tokyo are the expectation of silence and restraint in shared spaces like trains and elevators, the hyper-detailed garbage sorting and disposal rules that vary by ward, and the indirect communication style where "reading the air" matters more than explicit statements.
The social norm that surprises newcomers most in Tokyo is how rarely people speak on trains or in public spaces, even when crowded; conversations happen in hushed tones, phone calls are avoided, and eating while walking is frowned upon in many areas.
The aspect of daily routines that takes the longest for expats to adjust to in Tokyo is the rhythm of early morning starts and late evening socializing, particularly if you work at a Japanese company where post-work drinks (nomikai) are expected but morning meetings start promptly at 9 or earlier.
We made this infographic to show you how property prices in Japan compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I buy a home as a foreigner in Tokyo in 2026?
Can foreigners legally own property in Tokyo in 2026?
As of early 2026, foreigners can legally own property in Tokyo with no restrictions based on nationality; Japan is one of the most open countries in the world for foreign property ownership, and you do not need residency or a visa to purchase real estate.
The main practical considerations for foreigners buying property in Tokyo are not legal but operational: financing is harder to obtain without permanent residency, some real estate agents are reluctant to work with non-Japanese speakers, and you will need to navigate Japanese-language contracts and registration processes.
Foreigners in Tokyo can own any type of property, including apartments, detached houses, and land; there are no restrictions on property types, though most foreign buyers purchase condominiums (called "mansion" in Japanese) due to convenience and resale liquidity.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Tokyo.
What is the average price per square meter in Tokyo in 2026?
As of early 2026, residential property prices in Tokyo vary enormously by ward, but a confident planning range for mainstream condominiums in the 23 wards is 1.2 million to 2 million yen per square meter (roughly 7,800 to 13,000 USD or 7,200 to 12,000 EUR per square meter), with premium locations in Minato-ku or Shibuya-ku running significantly higher.
Property prices in Tokyo have been rising steadily over the past two to three years, with new condominium prices in the 23 wards hitting record highs above 110 million yen on average and land values climbing 5 to 8 percent annually in residential areas; the weak yen has attracted foreign investors, adding to demand pressure.
Also, you'll find our latest property market analysis about Tokyo here.
Do banks give mortgages to foreigners in Tokyo in 2026?
As of early 2026, mortgages for foreigners in Tokyo are available but limited; most major banks prefer applicants with permanent residency, and non-residents will find only a handful of lenders willing to work with them, often requiring larger down payments.
Banks in Tokyo known to offer mortgages to foreigners include SMBC (Sumitomo Mitsui Banking Corporation), MUFG Bank, and Shinsei Bank, with Shinsei being particularly noted for its relatively foreigner-friendly approach and English-language services.
Typical mortgage conditions for foreigners in Tokyo include a down payment of 20 to 30 percent (compared to 10 to 20 percent for Japanese citizens or permanent residents), interest rates ranging from 0.5 to 2 percent depending on the loan type, and maximum loan terms of 25 to 35 years; the Japan Housing Finance Agency's Flat 35 program offers fixed-rate options but is harder for non-residents to access.
Documents foreigners typically need to qualify for a mortgage in Tokyo include proof of stable income (tax certificates, employment contracts), residence card or visa documentation, proof of down payment funds, and the property's registration details; permanent residency makes the process significantly easier.
You can also read our latest update about mortgage and interest rates in Japan.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Tokyo, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Statistics Bureau of Japan (CPI) | Japan's official inflation dataset under the Statistics Act. | We use it to anchor what costs have actually risen in Tokyo. We also use it to explain why 2026 budgets feel tighter than pre-inflation years. |
| Savills Tokyo Residential Research | Major global real estate consultancy with published methodology. | We use it to estimate current market rents in Tokyo's 23 wards. We then translate yen-per-square-meter into realistic monthly budgets by apartment size. |
| e-Stat (Official Statistics Portal) | Government portal consolidating all official Japanese statistical data. | We use it to cross-check demographic and housing figures. We treat it as the source of truth when private reports cite government numbers. |
| Tokyo Statistical Yearbook | Tokyo's official publication from the metropolitan government. | We use it for Tokyo-specific population and foreign resident data. We also use it to validate neighborhood-level patterns. |
| National Police Agency Statistics | Japan's national authority for official crime statistics. | We use it to frame Tokyo safety with actual crime data. We triangulate it with Tokyo-level context to answer safety questions. |
| Ministry of Health, Labour and Welfare | The ministry responsible for Japan's healthcare system. | We use it to explain what coverage you get in Tokyo and what you pay. We also use it to determine when private insurance is recommended. |
| Ministry of Foreign Affairs (Visa Hub) | Official entry point for Japan's visa categories and rules. | We use it to name the mainstream visa pathways for Tokyo. We cross-check terminology to describe correct residence status categories. |
| National Tax Agency | Japan's official tax authority for withholding rules. | We use it to describe how income tax hits your payslip in Tokyo. We also use it to estimate effective tax rates for typical expat salaries. |
| PwC Worldwide Tax Summaries | Widely used professional reference with transparent methodology. | We use it to confirm local inhabitant tax structure. We triangulate it with NTA guidance for overall tax burden estimates. |
| MLIT Land Market Value Publication | Official annually published land price benchmark for Japan. | We use it as the most defensible reference for price-per-square-meter data. We also use it to explain why central Tokyo housing stays expensive. |
| Japan Housing Finance Agency | Japan's policy finance agency for housing loans. | We use it to explain how Japan's mortgage system works. We also use it to frame what's realistic for foreigners seeking loans in Tokyo. |
| JETRO Living in Japan Guide | Government-affiliated body supporting international professionals. | We use it to cover practical settlement topics in a government-backed way. We also use it to verify paperwork steps match real processes. |
We have made this infographic to give you a quick and clear snapshot of the property market in Japan. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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