Renting an apartment in Osaka is already more complex for foreigners than the listings make it appear. Add self-employment to the equation — freelance income, a personal business, remote work for an overseas company — and you are operating in one of the most misunderstood corners of the Japanese rental market. Not because it's impossible. It isn't. But because the system was built around assumptions that don't fit your profile, and navigating it successfully requires understanding exactly where those assumptions break down.
This article explains how landlords and property management companies in Osaka actually evaluate self-employed applicants, what documentation is expected and why, where applications typically fail — and what separates a successful application from one that quietly disappears into a backlog of polite rejections.
IN THIS ARTICLE
To understand why self-employment creates friction in Japan's rental market, you need to understand how landlords and their management companies think about risk. The Japanese rental system is built on predictability. A salaried employee at a recognizable Japanese company — or even a large foreign corporation — represents a known quantity: stable monthly income, a verifiable employer, a clear chain of accountability. The landlord can check the employment certificate, confirm the salary, and reasonably project that payments will continue.
A self-employed foreigner presents the opposite of that picture. Income may be variable. It comes from sources that are harder to verify — overseas clients, platform payments, invoiced work. There is no employer to contact. The visa may be newer or shorter than a long-term work visa. And for a landlord who has never rented to this type of profile, every unknown reads as risk.
This is not discrimination in the legal sense — it is risk aversion, which is a different thing and requires a different response. The question isn't how to argue against the landlord's caution; it's how to present a profile that addresses it directly and convincingly.
Most landlords in Osaka don't assess applications themselves. They delegate that function to a kanri gaisha — a property management company — whose staff review documentation according to internal criteria that are rarely published and vary between companies. Some management companies have explicit policies against self-employed tenants. Others evaluate case by case. The agent submitting your application usually knows which is which, and this knowledge — built from repeated transactions — is genuinely valuable.
The practical implication: the property you want may not be off the table, but the path to it runs through someone who understands the gatekeeping layer between your application and the landlord's decision.
Self-employment in Japan isn't a single category — it covers a range of situations that interact very differently with the rental market. The visa you hold shapes everything: what documentation you have, how stable your presence in Japan appears, and how comfortable a management company will be with your application.
If you're operating a registered business in Japan and hold a Business Manager visa, your situation is actually more legible to the system than it might feel. You have a registered entity, a visa that confirms legitimate commercial activity, and documentation flows — corporate tax returns, company financials — that parallel what a salaried employee would provide. Applications with this profile succeed regularly, provided the income figures are solid and the application is presented correctly.
Permanent residents, or holders of the Highly Skilled Professional visa, face the fewest obstacles in the market regardless of employment type. The visa status signals long-term commitment and stability in a way that matters to landlords. If you fall into this category, self-employment is a complicating factor but rarely a blocking one.
A common scenario in the post-pandemic market: a foreigner arrives in Japan on a work visa but transitions to freelance or remote work. The visa remains valid but the employment relationship it was based on has changed or ended. This creates a documentation gap — the visa doesn't reflect current income — that needs to be handled carefully. Not impossible, but it requires precise framing.
Japan introduced a Digital Nomad visa in 2024. At the time of writing, this visa category is still new enough that most management companies haven't developed a consistent policy around it. Some will simply apply their default foreigner screening. Others may have no framework at all. For holders of this visa, working with an agent who has direct experience placing applicants in this category is not optional — it's the difference between a working application and months of dead ends.
For a broader picture of how different foreign profiles interact with the Osaka rental market, our article on foreigner-friendly apartments in Osaka covers the landlord perspective in useful detail.
In Japan's rental application process, income documentation serves a specific purpose: it gives the management company confidence that rent will be paid reliably. For salaried employees, this is simple — a gensen chōshūhyō (withholding tax certificate issued by the employer) and a pay slip or two are standard. The figures are clean, consistent, and easy to interpret.
Self-employed applicants don't have these documents. What they have instead is a set of alternatives that can work — but that require context and explanation to be read correctly.
If you've been in Japan and filing as self-employed, your annual tax return is the primary income evidence. Most management companies will want to see the most recent one to two years. The challenge is that self-employed income in Japan — particularly in the first year or two — often looks lower than it actually is, once business expenses have been deducted. A net taxable income of ¥2 million looks different from a gross income of ¥4 million, but both figures may reflect the same financial reality. Knowing how to present and contextualise this difference is something a good agent handles as a matter of course.
Supplementing tax documentation with Japanese bank statements showing regular, substantial deposits strengthens the picture considerably. This is particularly useful if your income is recent, if you've changed business structure, or if your tax returns don't fully capture your current earning level. Foreign bank statements can be used but typically require notarized translation and are received with more skepticism.
Many self-employed foreigners in Osaka earn primarily from overseas clients — remote work, consulting, e-commerce, content creation. This income may not appear on Japanese tax filings at all if the person hasn't yet established tax residency or has only recently arrived. In these cases, overseas income documentation — invoices, contracts, payment platform records — becomes the primary evidence, and it needs to be presented in a format that a Japanese management company can evaluate. This is not a standard workflow for most agencies.
For context on how wire transfers and overseas financial flows work in the Japanese context, see our guide on wire transfers in Japan.
A common rule of thumb in the Japanese rental market is that monthly rent should not exceed one-third of monthly income. For self-employed applicants, this ratio is often applied conservatively — management companies may use a lower net income figure than gross earnings would suggest. Understanding how your income will be interpreted, before you submit an application, allows you to target properties realistically and avoid the demoralising experience of strong-looking applications being quietly declined.
Japan's rental system has historically required a personal guarantor — a hoshōnin — typically a Japanese national with stable employment and income who agrees to cover the tenant's rent in case of default. For foreign nationals without a Japanese family member or employer, this has always been the first wall. The rise of corporate guarantor companies (hoshō gaisha) in the 2010s removed that wall for many applicants. But for self-employed foreigners, it created a new one.
Guarantor companies take on financial liability. Like management companies, they have internal scoring criteria, and self-employment introduces income variability that their models don't handle well. Some companies decline all self-employed applicants as a policy. Others evaluate on a case-by-case basis — but their bar is higher than for salaried employees, and they may require additional documentation or a larger deposit.
The guarantor company question is not academic. Many management companies in Osaka require the use of a specific guarantor company as a condition of renting with them. If that company won't accept your profile, the property is effectively unavailable to you regardless of your financial strength. Knowing in advance which guarantor companies will work for your situation — and targeting properties managed by companies that use those guarantors — is the kind of pre-filtering that saves weeks of wasted effort.
In some cases, a higher deposit can offset guarantor concerns. Note that many Osaka properties no longer require a traditional shikikin (security deposit) as a standard feature, but offering a larger upfront deposit as part of a negotiated application can sometimes address a landlord's or management company's hesitation. This is a lever that exists — and that a skilled agent knows when and how to use. It is not a universal solution, and deploying it incorrectly signals desperation rather than strength.
For a full breakdown of the initial cost structure in Japanese rentals, our guide to initial costs when moving in Japan is worth reading before you begin your search.
One of the most frustrating features of the Japanese rental market for foreign applicants is the opacity of rejections. In most cases, you won't receive a clear explanation. The agency will tell you the landlord has "decided to go in a different direction" or that the property is no longer available. In practice, the rejection happened at the management company screening stage, and the reason is rarely communicated back through the chain.
Based on experience with self-employed foreign applicants in Osaka, the most common rejection triggers are:
The pattern across all of these is the same: the system defaults to rejection when it encounters uncertainty, and the way to interrupt that pattern is to eliminate the uncertainty proactively. That requires knowing where the uncertainty lives before the application is submitted — which is where local expertise makes the concrete difference.
Osaka is not a uniform market, and the landlord culture varies meaningfully by area. This matters for self-employed foreign applicants specifically, because some neighborhoods have a higher concentration of international residents, a longer history of foreigner tenants, and — by extension — management companies and landlords more comfortable with non-standard profiles.
Neighborhoods like Namba, Shinsaibashi, and parts of Chuo Ward have a density of foreign residents that has normalised non-standard applications over time. Landlords in these areas have more experience, and management companies operating there have processed enough diverse applications to have a practical framework for them. This doesn't mean automatic acceptance, but it does mean the application is less likely to trigger reflexive caution.
Fukushima, Kitahama, and the Nishi Ward area attract a growing number of independent professionals and entrepreneurs — the demographic overlap with self-employed foreigners is meaningful, and the market there reflects it.
Newer apartment buildings — particularly those developed with professional property management from the outset — tend to have more systematized screening processes. This cuts both ways: they may have clearer criteria (which makes the outcome more predictable) but less flexibility for unusual profiles. Older buildings with individual landlords sometimes offer more room for a direct conversation about your situation. An agent with neighborhood-level knowledge understands which buildings are which.
At higher rent levels, the mathematics of the risk calculation change. A landlord charging ¥180,000 per month for a spacious apartment in a premium location is dealing with a different tenant pool than one renting a 1K at ¥65,000. Self-employed foreigners with strong documented income often find the upper-mid market more accessible than the entry-level market — counterintuitive, but real.
For neighborhood-by-neighborhood context across Osaka, our guides to top neighborhoods in Osaka, Nishi Ward, and where foreigners typically live in Osaka are useful starting points. For those working remotely and evaluating Osaka as a base, our article on Osaka as a digital nomad destination covers the lifestyle dimension alongside the practical.
For self-employed foreigners who are new to Japan, still establishing documentation, or uncertain about long-term plans, the furnished apartment market deserves serious consideration — not as a consolation prize, but as a genuinely strategic choice.
Furnished apartments in Osaka — particularly those managed by operators specifically targeting international residents — typically have more flexible screening criteria. They're accustomed to tenants without Japanese income history, and their model accounts for the higher turnover that comes with international residents. The trade-off is cost: furnished apartments carry a premium, and the per-square-metre rate is higher than equivalent unfurnished stock.
But for someone who arrives in Osaka without a year of Japanese tax returns, without a permanent Japanese address history, and without an established guarantor relationship, a furnished apartment provides a landing pad that allows time to build the documentation that will make a standard lease application stronger in six to twelve months.
Weekly and monthly apartments (monthly mansion) occupy the space between a hotel and a standard lease. They require minimal documentation, are available for periods as short as one month, and provide a legitimate address — which matters because many administrative processes in Japan require a registered address. They are expensive for long-term use, but for the first one to three months of a new life in Osaka, they solve a real problem.
Our detailed guide to furnished apartments in Osaka covers the market in depth, including what to expect on cost and contract terms.
Some of the most successful self-employed foreign renters in Osaka use a deliberate two-stage approach: enter on a furnished or flexible lease, spend six to twelve months filing taxes, establishing bank history, and building a paper trail in Japan, then move into the standard rental market from a much stronger position. This isn't a workaround — it's a rational response to a system with specific documentation requirements.
For a salaried employee at a Japanese company, the rental market is reasonably navigable without specialist help. The documentation is standard, the workflow is understood, and most agents can handle the process competently. Self-employed foreigners are in a different category — one where the standard workflow breaks down and where the quality of representation matters enormously.
A broker working with a self-employed foreign applicant starts from the profile, not from the listings. Before showing you a single property, they understand your visa, your income structure, your documentation status, and your timeline. From that picture, they filter the market — not by excluding neighborhoods or property types arbitrarily, but by applying knowledge of which management companies, which landlords, and which guarantor companies will work with your specific situation.
They prepare the application narrative. A self-employed income, particularly one that is overseas-sourced or variable, needs context that a standard form doesn't provide. The way that context is presented — professionally, proactively, with the right supporting documents — shapes the management company's reading of your file. This is not spin; it is clarity. But it requires someone who has done it before and knows what works.
They absorb the rejections you don't see. Part of the value of working with an experienced broker is that the screening of unsuitable properties happens before your application is ever submitted. You don't know about the landlord who would have declined immediately, or the management company that has an informal policy against self-employed tenants, because those options were eliminated before they reached you. What you experience is a curated set of genuine opportunities.
In some cases — particularly at higher rent levels or for longer leases — there is room to negotiate terms that make a self-employed application more acceptable: a larger initial deposit, a specific guarantor company, a rent payment structure that demonstrates reliability. These conversations happen in Japanese, between agents and management companies, and they require both language ability and relationship capital. They are not available to applicants navigating the market independently.
For more on the essential process steps involved in renting in Japan, our article on the essential steps to renting in Japan is a useful complement to this one. And if you're still in the early stages of understanding how the market is structured, our overview of real estate in Japan for foreigners provides the broader framework.
Self-employed foreigners are one of the profiles we work with most regularly at Maido Estate — and one of the profiles where the difference between the right agent and the wrong one is most tangible. Freelancers, remote workers, business owners, consultants, content creators, entrepreneurs: the range is wide, but the underlying challenge is consistent. The system wasn't designed for you, and it needs to be approached with that knowledge rather than in spite of it.
We start every engagement by understanding your specific situation: visa status, income documentation available, length of time in Japan, target neighborhoods, timeline. From that conversation, we tell you honestly what's realistic for your profile right now — which parts of the market are accessible, which require a different strategy, and what can be done to improve your position over time if your documentation is still building.
We operate in English, French, and Japanese, which means that the conversation with you, the conversation with the management company, and the conversation with the guarantor company are all happening at full quality — not filtered through a translation chain that loses nuance at every step.
If you're self-employed and thinking about renting in Osaka — whether you're arriving in three months or already in the city and frustrated with the search — the most useful first step is a direct conversation about your profile. No commitment, no pressure. Just a clear picture of where you stand and what your realistic options look like.
You can start that conversation through our Room Finder or by contacting us directly.
Renting in Osaka as a self-employed foreigner is genuinely achievable — but it requires going in with accurate expectations and the right support. A few things worth holding onto from this article:
Osaka is a city that rewards the people who take the time to understand how it works. That applies to its culture, its food, its neighborhoods — and its real estate market. The complexity is real, but it is entirely navigable with the right knowledge in your corner.
/blog-news/the-functioning-of-the-real-estate-market-in-japan provides the broader framework.
Foreigner-friendly. Bilingual. Exclusive listings.
Contact us today and move in within 2 weeks.
We have a curated selection of properties for rent and for sale across Osaka.
View properties
