Move-in Costs for a Family Apartment in Japan: The Real Numbers
Japan asks for a large lump sum before you get the keys, and that sum scales directly with rent. People who rented a single room here for ¥90,000 and now need a 3LDK at ¥180,000 are often surprised that the up-front cost does not go up by ¥90,000 — it roughly doubles. Here are the real numbers for a family-sized apartment.
How much in total? Budget 4.5 to 5 months of rent
| Item | Typical amount | Refundable? |
|---|---|---|
| Deposit (shikikin) | 1 month | Partly, at move-out |
| Key money (reikin) | 1 month | No |
| First month's rent | 1 month | — |
| Prorated rent | Depends on move-in date | — |
| Agency fee | 1 month + 10% tax | No — but can be ¥0 |
| Fire insurance | ¥15,000–25,000 (2 years) | No |
| Lock change | ¥15,000–25,000 | No |
| Guarantor company fee | 50–100% of one month | No |
What does that look like in yen?
Calculated with one month each of deposit, key money and rent, an agency fee of 1.1 months, and a typical set of other charges. The right-hand column is the same apartment with the agency fee at zero.
| Monthly rent | Move-in cost | Agency fee inside it | With ¥0 agency fee |
|---|---|---|---|
| ¥120,000 (2LDK) | ¥540,000–600,000 | ¥132,000 | ¥410,000–470,000 |
| ¥150,000 (2–3LDK) | ¥670,000–750,000 | ¥165,000 | ¥510,000–590,000 |
| ¥180,000 (3LDK) | ¥810,000–900,000 | ¥198,000 | ¥610,000–700,000 |
| ¥220,000 (3LDK) | ¥990,000–1,100,000 | ¥242,000 | ¥750,000–860,000 |
| ¥250,000 (3LDK+) | ¥1,120,000–1,250,000 | ¥275,000 | ¥850,000–980,000 |
Look at the agency fee column. On a single room at ¥90,000 it is ¥99,000; on a family apartment at ¥180,000 it is ¥198,000. It is the same "one month" in both cases, which is exactly why cutting it is worth twice as much to a family (how the legal cap and the ¥0 model work).
What do families pay that single tenants do not?
- Pet deposit — pet-friendly buildings normally add one extra month of deposit. At ¥180,000 rent that is ¥180,000.
- Parking — billed separately from rent: ¥15,000–35,000 a month in Tokyo, ¥5,000–15,000 in the suburbs. Some buildings also ask for a deposit or advance payment at signing.
- Higher contents insurance — the cheapest fire insurance plan is sized for a single tenant's belongings. Raising the contents cover for a household raises the premium.
- Optional add-ons — 24-hour support services and "disinfection" fees of ¥10,000–20,000 each. Disinfection in particular is usually optional; you may decline it.
What comes after the contract? Moving and furnishing
| Item | Normal months | March (peak) |
|---|---|---|
| Moving company, family of 3–4, same prefecture | ¥80,000–150,000 | ¥150,000–250,000 |
| Lights, curtains, storage | ¥50,000–150,000 | ¥50,000–150,000 |
| Extra air conditioner units (each, installed) | ¥70,000–120,000 | ¥70,000–120,000 |
| Full set of appliances and furniture | ¥300,000–600,000 | ¥300,000–600,000 |
Japanese apartments come genuinely empty — no light fixtures, no curtains, no washing machine, often air conditioning in one room only (what furnishing really costs). Keep this in a separate budget line from the move-in costs.
Which costs can you actually cut?
- The agency fee — the biggest single item you control. Where the landlord pays an advertising fee (AD) to the agency, your fee can be ¥0. On a family apartment that is ¥130,000–275,000.
- Key money — filter listings for reikin nashi. Older buildings, which is much of the family stock, increasingly have none (how to find them).
- Timing — April to August is when free rent periods and key money waivers are realistic. January to March, nothing is negotiable (month-by-month).
- Fire insurance — you can often arrange your own policy for less, provided the cover meets the contract's requirement (what you are paying for).
The deposit, first month's rent and guarantor company fee barely move. Spending negotiating energy there costs you time and goodwill for nothing.
If your employer is paying
Relocation packages vary widely. Ask specifically whether the agency fee, key money and the guarantor company fee are covered, and whether reimbursement is capped. A cap set for a single employee is often exceeded by a family apartment, and the difference lands on you. Get the answer in writing before you apply for anything.
Frequently asked questions
How much are move-in costs for a family apartment in Japan?
Budget 4.5 to 5 months of rent. The components are the same as for a single room — deposit, key money, first month's rent, agency fee, fire insurance, lock change and guarantor company fee — but they scale with rent. A 3LDK at 180,000 yen a month means roughly 810,000 to 900,000 yen due before you receive the keys.
What extra costs do families pay that single tenants do not?
A pet-friendly apartment usually adds one extra month of deposit. Parking is billed separately at 15,000 to 35,000 yen a month in Tokyo and 5,000 to 15,000 yen in the suburbs. Fire insurance costs more because the contents cover has to be raised for a household. Moving a family also costs two to three times what a single person pays, and appliances for a family add several hundred thousand yen.
Which move-in cost can actually be reduced?
The agency fee. Japanese law caps it at one month's rent plus tax and most agencies charge the maximum, but where the landlord pays an advertising fee the same apartment can be rented with an agency fee of zero. On a 180,000 yen family apartment that is 198,000 yen — the largest single saving available. After that, filter for no-key-money listings and move outside January to March.
How much should we set aside beyond the move-in costs?
A family move within the same prefecture costs 80,000 to 150,000 yen in normal months and 150,000 to 250,000 yen in March. Add 200,000 to 500,000 yen for lights, curtains, extra air conditioners and appliances, which Japanese apartments do not include. Keep this in a separate budget from the move-in costs or you will be short at signing.
In short
- 4.5–5 months of rent up front; ¥810,000–900,000 on a ¥180,000 apartment
- The agency fee is ¥198,000 at that rent — the largest cuttable item
- Pet deposits, parking and higher insurance are the family-specific extras
- Moving and furnishing add ¥300,000–800,000 in a separate budget
- Deposit, first month's rent and guarantor fee do not move — do not fight them
See the whole number before you commit
Send any listing URL on LINE and we will return a full written estimate in English — with the agency fee as low as ¥0.
Send a listing on LINE* The agency fee is as low as ¥0. Listings for which the landlord pays no advertising fee (AD) may not qualify. We always confirm the exact amount in a written estimate before you sign.