Renting in Japan usually costs four to six months of rent up front. Enter the numbers from the listing to see the full move-in cost.
Fill in the fields, press Calculate, and read the breakdown. Every field has a sensible default, so you can start with an estimate and refine it.
Signing a lease in Japan means paying four to six months of rent before you receive the keys. The bill is made up of several separate items, and which of them appear depends entirely on the landlord and the agency, not on any national rule.
The deposit (shikikin) is normally one to two months of rent and is refundable, minus the cost of restoring the room. Key money (reikin) is the same size but is a gift to the landlord and never comes back. The agency fee is capped by law at one month of rent plus consumption tax. On top of those come the guarantor company fee, fire insurance, the lock change, the first month's rent paid in advance, and prorated rent for the days between moving in and the end of that month.
Because the items stack up in different combinations, two apartments with the same monthly rent can differ by more than ¥200,000 in move-in cost. Always compare the total, not the rent.
Look for zero-deposit or zero-key-money listings, which have become common in cities. Be aware that they often replace key money with a non-refundable cleaning fee, so check the total rather than the headline. Moving outside the January-to-March peak also gives you room to negotiate, as landlords would rather fill a room than leave it empty.
Fire insurance is often quoted at ¥20,000 for two years through the agency, but you are usually free to arrange your own policy for around ¥5,000. The lock change is sometimes optional. Asking for the key money to be waived, or for the first month to be rent-free (free rent), is normal practice and costs you nothing to try.
Foreign residents are sometimes asked for a larger deposit or a Japanese guarantor. A guarantor company (hosho gaisha) removes the need for a personal guarantor and now covers most contracts, so it is worth asking for that route from the start.
Assuming one month each of deposit, key money and agency fee, a 50% guarantor fee, and standard insurance and lock change charges.
| Monthly rent | Move-in cost | Months of rent |
|---|---|---|
| ¥50,000 | about ¥270,000 | 5.4 |
| ¥80,000 | about ¥410,000 | 5.2 |
| ¥100,000 | about ¥500,000 | 5.0 |
| ¥150,000 | about ¥740,000 | 4.9 |
Moving costs and furniture are not included. Budget for those separately.
Four to six months of rent is the normal range. Five months is a safe figure to budget with. Contracts with no deposit and no key money can come down to two or three months, while properties with two months of deposit and two months of key money can reach seven.
Usually part of it. The landlord deducts the cost of restoring the room to its original condition, which covers damage you caused but not normal wear and tear. Government guidelines are clear that ordinary ageing, sun-faded flooring and furniture dents are the landlord's responsibility, so an itemised bill you disagree with can be challenged.
Often, but not always. Some listings recover the key money through a higher monthly rent, a compulsory cleaning fee charged on signing, or a penalty if you leave within one or two years. Read the special conditions section of the contract before comparing.
Sometimes. The legal maximum is one month of rent plus tax, and many agencies charge exactly that, but some advertise a half-month or zero fee to win business. If the agency also manages the building it has more room to discount, since it earns from the landlord as well.
Yes. You will normally need a residence card, a Japanese phone number, a Japanese bank account and proof of income or enrolment. Some landlords still refuse foreign tenants, but agencies that specialise in foreign residents, and guarantor companies that accept them, have made this much easier than it used to be.
In most contracts today, yes. The initial fee is typically 50% to 100% of one month's rent plus management fee, followed by an annual renewal fee of around ¥10,000. It replaces the need to find a personal guarantor, which is why it has become standard.
Estimates only. Actual costs vary by contract, city and provider. This site is not financial or tax advice.