Quick Answer: Renting in Japan usually means paying more than monthly rent upfront: security deposit, key money, agency fee, guarantor company fee, fire insurance, and lock replacement often add up to around four to six months’ rent, though zero-deposit or zero-key-money listings exist. This guide explains what each fee means, how to estimate move-in and monthly costs, renewal charges, and practical ways to keep initial expenses lower.
Who is this guide for?
This deep dive is for foreign residents and soon-to-arrive renters who budget from rent alone and need a full picture of move-in, monthly, and renewal costs. For the overall apartment hunt flow, start with
The Foreigner’s Guide to Apartment Hunting in Japan
.
What move-in fees should you expect?
Most tenants pay the following at signing. Treat every figure below as a range—amounts vary by property, area, and contract.
| Fee | Typical range | Refund / negotiation | What to confirm |
|---|---|---|---|
| Security deposit (shikikin) | 0–2 months’ rent | Settled at move-out after restoration/cleaning; some contracts include non-refundable shikibiki | How deductions are calculated |
| Key money (reikin) | 0–2 months’ rent | Not refundable; sometimes negotiable | Other terms on “no key money” listings |
| Agency fee | Often ~0.5–1 month’s rent | Residential default: up to 0.55 months’ rent (tax incl.) per party. With prior consent at brokerage request: up to 1.1 months (tax incl.) from one party; combined landlord + tenant cap 1.1 months (tax incl.) | Consent timing and tax-included total |
| Advance rent | About 1 month | — | Prorated first month / prepayment for next month |
| Guarantor company fee | Often ~0.5–1 month’s rent | Annual renewal fees may apply | One-time vs yearly |
| Fire insurance | Often tens of thousands of yen for 2 years | Usually paid upfront for the lease term | Coverage and period |
| Lock replacement | Often ¥15,000–¥20,000 | Hard to negotiate | Whether it is mandatory |
Security deposit vs key money
The security deposit covers unpaid rent and restoration costs when you leave. How much comes back depends on wear, contract wording on genjō kaifuku (restoration to original condition), and fixed cleaning fees. We do not use a single “X% returned” rule of thumb because outcomes vary too much by property and region.
Key money is a non-refundable payment to the landlord, rooted in postwar housing customs. “No key money” listings are more common in major cities, but compare total move-in cost—other charges or higher rent may offset the savings.
Agency fee cap
For residential rentals, brokerage fees are capped under the Real Estate Transaction Business Act (MLIT consumer guide):
- Combined landlord + tenant total: up to 1.1 months’ rent (tax included)
- Default per party (residential): up to 0.55 months’ rent (tax included) from one requesting party
- Exception: if you consent when you request brokerage, that party may pay up to 1.1 months (tax included)—still within the combined 1.1-month cap
Many tenant-side listings charge “one month’s rent + consumption tax” (i.e., 1.1 months tax-included). That fits the cap when you consented at the time of the brokerage request—it is not a fixed nationwide price. Promotional “free agency fee” listings sometimes balance costs elsewhere (rent, other fees).
Guarantor company fees
If you lack a personal guarantor in Japan, a guarantor company is commonly required. Initial fees are often around half to one month’s rent; some contracts add yearly renewal charges. Screening (residence status, income, emergency contact) varies by company and listing.
How much is move-in likely to cost in total?
A practical planning range is about four to six months’ rent in upfront costs. Listings with zero key money, zero deposit, or rent-free months can fall below that.
The table below is one example only (¥80,000 monthly rent, one month deposit and key money, agency fee near the cap with tenant consent at brokerage request, half-month guarantor fee, etc.).
| Item | Example calculation | Amount (yen) |
|---|---|---|
| Security deposit | 1 month’s rent | 80,000 |
| Key money | 1 month’s rent | 80,000 |
| Agency fee | 1.1 months (tax incl.; near-cap example) | 88,000 |
| Advance rent | 1 month | 80,000 |
| Guarantor company | 0.5 month | 40,000 |
| Fire insurance (2 years) | Fixed example | 20,000 |
| Lock replacement | Fixed example | 15,000 |
| Total | 403,000 |
Ask the agency for a written breakdown before you apply, and check for items not on the estimate (cleaning charges, yearly guarantor renewals, etc.).
What are the monthly costs?
Rent and maintenance fee
Rent is usually withdrawn in advance each month on a set date. In apartment buildings, a separate maintenance / common-area fee (kyōekihi or kanrihi) is common—ads show “¥80,000 + ¥5,000 maintenance.” Maintenance fees often fall roughly in the ¥3,000–¥10,000 range but differ by building.
Utilities and internet
Utilities and internet are typically not included in rent. For setup order after move-in, see
How to Set Up Utilities in Your Japanese Apartment
.
- Monthly range (single person; seasonal)
- Often ¥3,000–¥10,000
- Monthly range (single person; seasonal)
- Often ¥3,000–¥6,000
- Monthly range (single person; seasonal)
- Often ¥2,000–¥4,000
- Monthly range (single person; seasonal)
- Often ¥3,000–¥6,000
| Expense | Monthly range (single person; seasonal) |
|---|---|
| Electricity | Often ¥3,000–¥10,000 |
| Gas | Often ¥3,000–¥6,000 |
| Water | Often ¥2,000–¥4,000 |
| Internet | Often ¥3,000–¥6,000 |
Parking and other charges
Parking, when available, often runs roughly ¥5,000–¥20,000 per month. Some condominiums add association fees.
How much is the lease renewal fee?
Many leases run two years with an optional renewal fee (kōshinryō) of about one month’s rent. Some listings advertise no renewal fee. Confirm amount, timing, and whether renewal is automatic in the contract and important matters explanation.
How can you lower move-in costs?
Search for cost-saving listings
Filters and keywords that often help:
- No key money (reikin nashi)
- No / low deposit
- Free or discounted agency fee
- No renewal fee
- Rent-free months after move-in
Watch for higher move-out cleaning charges or short-term cancellation penalties. Compare lifetime cost, not move-in alone.
Consider UR rental housing
UR (Urban Renaissance) rentals often have no key money, no renewal fee, and no personal guarantor, but availability, location, and screening vary. Check the official UR site for current conditions.
Negotiation and timing
Key-money reductions or agency discounts are sometimes possible but not guaranteed. Winter months (often January–February) can see more vacant units; March–April moving season is competitive and leaves less room to negotiate.
How do costs differ by region?
- Typical pattern
- Higher rent and move-in totals; more “no key money” options
- Typical pattern
- Often slightly lower than Tokyo; similar fee structure
- Typical pattern
- Lower rent possible; traditional deposit/key-money customs may remain
- Typical pattern
- Cheaper rent possible; negotiation varies by listing
| Region | Typical pattern |
|---|---|
| Major metros (e.g., Tokyo) | Higher rent and move-in totals; more “no key money” options |
| Osaka / Kyoto | Often slightly lower than Tokyo; similar fee structure |
| Regional cities | Lower rent possible; traditional deposit/key-money customs may remain |
| Suburban / rural | Cheaper rent possible; negotiation varies by listing |
Treat any single-city example as local—not a national rule. Collect estimates in your target area.
What should you check in the contract cost section?
- Meaning / what to verify
- Non-refundable portion of the deposit
- Meaning / what to verify
- What you must restore or pay for at move-out
- Meaning / what to verify
- Set amount deducted from the deposit
- Meaning / what to verify
- Whether you pay for normal wear on equipment
| Term | Meaning / what to verify |
|---|---|
| Shikibiki | Non-refundable portion of the deposit |
| Genjō kaifuku | What you must restore or pay for at move-out |
| Fixed cleaning fee | Set amount deducted from the deposit |
| Depreciation (shōkyaku) | Whether you pay for normal wear on equipment |
MLIT’s restoration guideline distinguishes normal aging from tenant-caused damage. Ask the agent or licensed broker to explain unclear clauses before signing.
Frequently asked questions
Can I pay move-in costs by credit card?
Depends on the agency and guarantor company. Many still require bank transfer; confirm payment methods early.
How much of my deposit comes back?
It depends on restoration scope, cleaning, shikibiki, and any unpaid balances. Check whether the contract references restoration guidelines or sample settlement wording.
Is the agency fee always one month?
For residential rentals, the default per-party cap is 0.55 months’ rent (tax included). If you consent when requesting brokerage, you may be charged up to 1.1 months (tax included) as the tenant, and the landlord + tenant total also stays within 1.1 months (tax included). “One month + tax” is a common near-cap example—not a fixed price. Promotional listings may be lower or free.
Are share houses cheaper to move into?
Often yes—deposits and key money may be around half a month’s rent—but room size, house rules, and lease length vary.
Is “no renewal fee” always a better deal?
It saves periodic renewal charges, but higher monthly rent or maintenance fees can offset the benefit—compare long-term totals.
What should you do next?
- Budget move-in at roughly four to six months’ rent and collect itemized estimates
- Compare “no key money” and similar deals on total cost
- Read deposit, restoration, and renewal clauses before signing
- After move-in, continue with
utility setup
and
municipal registration
For restoration charges and checking the settlement, see
the move-out and deposit return guide
.
Sources
- MLIT: Smooth move-in for foreign residents in private rentals (checked September 5, 2026) — National policy on foreign tenants
- MLIT: Consumer guide to real estate transactions (brokerage fee cap) (checked September 5, 2026) — Agency fee maximum
- MLIT: Guidelines on restoration disputes (checked September 5, 2026) — Deposit settlement and restoration
- Japan Property Management Association: Foreign resident move-in guidelines (checked September 5, 2026) — Disclosure and dispute prevention
- UR Rental Housing (checked September 5, 2026) — UR fees and contract terms
- athome: Move-in costs for rental housing (checked September 6, 2026) — Market ranges for four-to-six-month move-in totals, guarantor fees, lock replacement, etc.