Explains the benefits and drawbacks of furnished rental properties, initial cost comparisons, and a checklist of equipment to inspect during viewings. We guide you through the best selection strategies for single business assignees, short-term residents, and those returning from overseas assignments.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
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A furnished rental property (furnished with furniture and appliances) is a rental unit that comes pre-installed with essential household items such as beds, sofas, televisions, refrigerators, washing machines, microwave ovens, and similar fixtures.
Since you can move with minimal belongings, demand has grown for this property type, which meets the needs of business assignees, those relocating for work, students studying abroad, those returning from overseas assignments, and recent graduates—people who want to start living immediately, reduce moving costs, and save on furniture purchases.
Typical moves can cost ¥300,000 to ¥800,000 for furniture and appliance purchases alone. Choosing a furnished rental eliminates most of these costs. With fewer belongings, you'll also save on moving company fees. For single people, it's not uncommon to complete a move using only parcel delivery services.
Since you don't need to purchase, install, or set up appliances, you can enjoy comfortable living from the moment you receive the keys. Whether at a new work location or for a short stay, eliminating the time and effort to arrange your living environment is a significant advantage.
If you expect relocations every two to three years, choosing furnished rentals is far more economical and practical than purchasing furniture and moving it repeatedly.
Furnished rental units typically charge ¥10,000 to ¥30,000 more per month than comparable unfurnished properties. Over a two-year stay, this difference could total ¥240,000 to ¥720,000. If this exceeds the cost of purchasing furniture and appliances yourself, an unfurnished unit with your own purchases may be more economical.
Generally, if your expected stay is two years or longer, choosing unfurnished and purchasing your own furniture is more cost-effective; if one year or less, furnished units are typically more economical.
Appliances in furnished units are often previously used by earlier residents, and their condition and cleanliness may be unclear. It's essential to verify that major appliances like refrigerators and washing machines actually work during your viewing.
Whether the landlord or tenant bears repair or replacement costs depends on the lease agreement. If furniture and appliances are listed as "fixtures," the landlord typically covers repairs; however, if treated as "left-behind items" (belongings abandoned by previous residents), repair costs may fall to you. Before signing the lease, always confirm whether furniture and appliances are considered fixtures or left-behind items.
Since furniture is already in place, it's difficult to decorate according to your preferences. Large pieces like bed frames and sofas often cannot be moved or removed freely, limiting your ability to rearrange.
When viewing a furnished rental, be sure to check the following in addition to standard property inspections.
Major Appliances (Operational Verification Essential)
Furniture
Other
You can search for furnished rentals on standard rental portals using filters like "furnished" or "appliances included." Additionally, properties offered through corporate contracts for business relocations and monthly mansion services (month-to-month short-term rentals) typically come furnished as standard.
For stays of one to two months, consider a monthly mansion; for three months or longer, a standard furnished rental; and for six months or more, compare total costs with rent and consider unfurnished units as an option.
Disputes often arise at move-out regarding restoration to original condition in furnished rentals. While normal wear and tear from regular use are generally not the tenant's responsibility, obvious damage or stains—such as large spills on sofas or dropped appliances—may require repair or compensation.
The most effective way to prevent disputes is to photograph the condition of all furniture and appliances at move-in. If you notice damage, stains, or operational issues, report them by email to the property management company immediately after moving in, creating a record that these pre-existed. This documentation becomes crucial evidence when determining move-out liability.
Additionally, you cannot leave behind furniture you purchased yourself at move-out. Disposal fees may be charged, so plan to remove and dispose of anything you brought yourself.
If you're unsure whether to choose furnished or unfurnished, compare total costs using these steps.
While furnished is generally advantageous for short stays and unfurnished for longer ones, individual property conditions can reverse this equation. We recommend comparing specific numbers between actual candidate properties.
Furnished rentals offer significant advantages in reduced initial costs and immediate occupancy. However, as your stay lengthens, higher monthly rent accumulates, making it crucial to project costs based on your expected length of stay. Additionally, verifying furniture and appliance quality and clarifying repair responsibility before move-in are essential steps for preventing post-move-in disputes.
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