Did you know you might need to pay the equivalent of 4-6 months' rent just to move into a Japanese apartment? One of the biggest shocks for foreigners moving to Japan is the complex system of fees and deposits associated with renting an apartment. Unlike many Western countries, the upfront costs can equal 4-6 months of rent! This comprehensive guide will help you understand what to expect financially when renting in Japan.
Initial Move-in Costs Breakdown
What You'll Need: Essential Move-in Fees
Deposit (敷金 / shikikin)
- 💰 Typical amount: 1-2 months' rent
- 📃 Purpose: Security deposit to cover potential damages or unpaid rent
- 🔁 Refundable?: Partially - typically 30-70% returned after deducting cleaning fees and repairs
- 📄 Negotiable?: Sometimes, especially in areas with high vacancy rates
Cultural Insight: The Japanese deposit-system (敷金 / shikikin) differs significantly from Western practices, reflecting cultural attitudes toward property maintenance. The concept of 原状回復 (genjō kaifuku / restoration to original condition) means landlords expect to receive their property back in pristine condition. This cultural expectation explains why a substantial portion of your deposit is automatically withheld regardless of how well you maintained the property. The Japanese place high value on property being returned to a "like-new" state between tenants.
Key Money (礼金 / reikin)
- 💵 Typical amount: 1-2 months' rent
- 🎁 Purpose: A "gift" or "gratitude" payment to the landlord
- ❌ Refundable?: No, this is a non-refundable fee
- ✅ Negotiable?: Yes, especially in tokyo and other major cities where "no key-money" (礼金なし / reikin nashi) apartments are becoming more common
Cultural Note: The practice of key-money (礼金 / reikin) originated after World War II when housing was scarce, as a way to express gratitude to landlords for providing much-needed accommodation. While this practice might seem unusual to foreigners, it reflects the Japanese cultural value of 御礼 (orei / showing gratitude through tangible means). Today, even many Japanese people view key-money as an outdated custom, but it persists particularly in more traditional areas and with older landlords who maintain these cultural expectations.
Agency Fee (仲介手数料・ちゅうかいてすうりょう・Chukai Tesuuryou)
- Typical amount: 1 month's rent + 10% tax
- Purpose: Commission for the real estate agency
- Refundable?: No
- Negotiable?: Sometimes, but rarely below 0.5 months' rent
By law, agency fees are capped at 1 month's rent plus tax. Some foreigner-friendly agencies may charge the full amount, while others might offer discounts if you handle more of the process yourself.
First Month's Rent (家賃・やちん・Yachin)
- Typical amount: 1 month's rent
- Purpose: Advance payment for your first month
- Important note: Rent is typically paid in advance in Japan (you pay at the beginning of the month)
Advance Rent (前家賃・まえやちん・Mae-yachin)
- Typical amount: 0-1 month's rent
- Purpose: Sometimes landlords request rent for the following month too
- Common situation: If you move in mid-month, you might pay prorated rent for the current month plus full rent for the following month
Guarantor Company Fee (保証会社費・ほしょうがいしゃひ・Hoshou Gaisha-hi)
- Typical amount: 0.5-1 month's rent (sometimes an annual fee of ~10,000 yen thereafter)
- Purpose: Payment to a company that guarantees your rent if you default
- Requirement: Most properties now require using a guarantor company instead of a personal guarantor
Many foreigners must use a guarantor company as they don't have family members in Japan who can serve as personal guarantors. This is an additional cost not always clearly explained upfront.
Property Insurance (火災保険・かさいほけん・Kasai Hoken)
- Typical amount: 15,000-25,000 yen for 2 years
- Purpose: Covers fire, water damage, and sometimes liability insurance
- Required?: Yes, almost always mandatory
- Term: Usually purchased for the entire initial contract period (typically 2 years)
Lock Exchange Fee (鍵交換代・かぎこうかんだい・Kagi Koukan-dai)
- Typical amount: 10,000-20,000 yen
- Purpose: Replacing the locks between tenants
- Negotiable?: Rarely
- Justification: Security measure to ensure previous tenants don't have access
Sample Cost Calculation
For a typical apartment with 80,000 yen monthly rent, your initial costs might look like
| Item | Calculation | Amount |
|---|---|---|
| Deposit | 1 month's rent | 80,000 yen |
| Key Money | 1 month's rent | 80,000 yen |
| Agency Fee | 1 month's rent + 10% tax | 88,000 yen |
| First Month's Rent | 1 month | 80,000 yen |
| Guarantor Company Fee | 0.5 month's rent | 40,000 yen |
| Insurance (2 years) | Fixed fee | 20,000 yen |
| Lock Exchange Fee | Fixed fee | 15,000 yen |
| TOTAL | 403,000 yen |
That's about 5 months' worth of rent just to move in! Budget accordingly when planning your move to Japan.
Monthly Ongoing Costs
Rent (家賃・やちん・Yachin)
- Due date: Typically withdrawn automatically from your bank account on the designated day (often the 25th-28th of each month)
- Payment method: Bank transfer or automatic withdrawal; cash payments are rare
Maintenance Fee (共益費・きょうえきひ・Kyoueki-hi or 管理費・かんりひ・Kanri-hi)
- Typical amount: 3,000-10,000 yen monthly
- Purpose: Covers cleaning and maintenance of common areas, corridor lighting, elevator
- Required?: Yes, for apartments in multi-unit buildings (mansions and apartments)
This fee is separate from rent and is always mentioned separately in advertisements (e.g., "Rent: 80,000 yen + Maintenance fee: 5,000 yen").
Utilities
These are typically not included in rent and must be set up and paid by the tenant
- Electricity (電気代・でんきだい・Denki-dai): 3,000-10,000 yen monthly
- Gas (ガス代・ガスだい・Gasu-dai): 3,000-6,000 yen monthly
- Water (水道代・すいどうだい・Suidou-dai): 2,000-4,000 yen monthly
- Internet: 3,000-6,000 yen monthly
Building Management Associations
Some larger complexes or condominiums might have additional fees for
- Security systems
- Garbage collection
- Parking (typically 5,000-20,000 yen monthly if available)
Lease Renewal Costs
Japanese rental agreements typically run for 2 years, after which they need to be renewed
Renewal Fee (更新料・こうしんりょう・Koushin-ryou)
- Typical amount: 1 month's rent
- Purpose: Fee paid to landlord to renew your lease
- Negotiable?: Sometimes
- Timing: Due every 2 years when renewing your contract
Not all properties charge renewal fees, so check your contract carefully. Some modern or foreigner-friendly apartments advertise "更新料なし" (no renewal fee).
Money-Saving Strategies
Look for "Initial Cost-Saving" Properties
Search for apartments advertising
- No key-money (礼金なし・れいきんなし・Reikin nashi)
- No agency fee (仲介手数料無料・ちゅうかいてすうりょうむりょう・Chukai tesuuryou muryou)
- No deposit (敷金なし・しききんなし・Shikikin nashi)
- No renewal fee (更新料なし・こうしんりょうなし・Koushinryou nashi)
Consider UR Properties
UR (Urban Renaissance) apartments are government-affiliated housing that typically requires
- No key-money
- No renewal fees
- No guarantor
- Only a deposit of 1-2 months' rent
The downside is limited availability and locations.
Negotiate
While negotiation isn't common in Japanese culture, it's becoming more acceptable in real estate
- Ask for reduced key-money (half a month instead of one full month)
- Request agency fee discounts
- See if the landlord will include appliances like air conditioners
Timing Matters
- Winter (especially January-February) is the best time to find deals
- Avoid March and April when competition is fierce due to the Japanese academic and business calendar
Regional Differences
Initial costs can vary significantly by region
- tokyo: Very expensive but more "no key-money" options available
- Osaka/Kyoto: Slightly lower costs than tokyo, but similar fee structure
- Regional cities: May have more traditional fee structures with less flexibility
- Rural areas: Lower rent but often stricter about traditional fees
Understanding Your Contract's Cost Section
In your rental agreement, look for these terms to understand all costs
- 敷引き (shikibiki): Non-refundable portion of your deposit
- 原状回復 (genjou kaifuku): "Restoration to original condition" costs
- 定額クリーニング (teigaku kuriiningu): Fixed cleaning fee deducted from deposit
- 償却 (shoukyaku): Depreciation costs that might be deducted
Final Tips
- Get everything in writing: Request a detailed breakdown of all initial costs before signing
- Budget properly: Prepare for 4-6 months' worth of rent for initial costs
- Ask about hidden fees: Cleaning costs, guarantor company renewal fees, etc.
- Timing matters: If possible, avoid moving during the peak season (February-April)
- Consider shared housing: Share houses have significantly lower move-in-costs
Understanding these costs ahead of time will help you budget appropriately and avoid financial surprises when renting in Japan. While the initial costs are high, the good news is that rent itself is often reasonable compared to other major world cities, especially once you move away from the center of tokyo.
Have you experienced surprise fees when renting in Japan? Share your experience in the comments!