Move-in Costs in Japan: The Full Breakdown (and How to Save ¥100,000)
The single biggest shock when renting in Japan isn't the rent — it's the upfront cost. Moving into a standard Tokyo apartment costs 4–5 months' rent before you even get the keys. Here is every fee, what it's for, and which ones you can actually avoid.
What are the move-in fees in Japan? Deposit, key money and agency fee — 4–5 months' rent
| Fee | Typical amount | What it is | Avoidable? |
|---|---|---|---|
| Deposit (shikikin) | 1 month | Held by landlord; refunded minus cleaning/repairs | Sometimes (property-dependent) |
| Key money (reikin) | 0–1 month | Non-refundable gift to landlord | Yes — choose no-reikin listings |
| Agency fee (chukai tesuryo) | 0–1.1 months | Fee charged by the real estate agency | Yes — depends on the agency, not the property |
| First month's rent | 1 month (+ prorated days) | Rent paid in advance | No (sometimes "free rent" offered) |
| Guarantor company | 0.5–1 month | Guarantees your rent; replaces a personal guarantor | Rarely |
| Fire insurance | ¥15,000–20,000 / 2 yrs | Mandatory renter's insurance | No, but you can sometimes choose a cheaper provider |
| Lock exchange | ¥15,000–25,000 | New lock cylinder after previous tenant | Rarely |
| Optional add-ons | ¥10,000–30,000 | Room "sanitization", 24h support plans, etc. | Often — ask to remove them |
What does it cost for a ¥100,000/month apartment? About ¥450,000, or ¥110,000 less with no agency fee
| Item | Standard agency | With zero agency fee |
|---|---|---|
| Deposit | ¥100,000 | ¥100,000 |
| Key money | ¥100,000 | ¥100,000 |
| Agency fee (incl. tax) | ¥110,000 | ¥0 |
| First month's rent | ¥100,000 | ¥100,000 |
| Guarantor + insurance + lock | ¥90,000 | ¥90,000 |
| Total | ¥500,000 | ¥390,000 |
* Amounts vary by property. Guarantor fee estimated at 50% of one month's rent — see how the guarantor system works.
How can you cut the total? Start with the agency fee — the only cost the agency owns
1. Sign with an agency that charges no agency fee (save ~1 month)
The agency fee is the only major cost that belongs to the agency, not the property. Japanese law caps it at one month's rent + tax, and most agencies charge the maximum. But because most listings can be handled by multiple agencies, you can rent the exact same apartment through an agency that charges tenants nothing — these agencies are paid advertising fees by landlords instead.
2. Choose no-key-money listings (save ~1 month)
A growing share of Tokyo listings charge no key money. Combine filters on the portal sites, and read our complete guide to key money for the trade-offs to watch.
3. Remove optional add-ons (save ¥10,000–30,000)
Items like "room sanitization" or "24-hour support" are often optional despite appearing on the estimate by default. Ask about every line: "Is this mandatory?" — a trustworthy agency will tell you straight.
Frequently asked questions
How much are move-in costs in Japan?
Typically 4.5 to 5 months' rent. For a 100,000 yen per month apartment in Tokyo that is roughly 450,000 yen, payable before you receive the keys.
What does the move-in bill consist of?
Deposit, key money, agency fee, first month's rent, prorated rent for the current month, guarantor company fee, fire insurance and lock exchange.
Which part of the bill can you actually change?
The agency fee. It is the only major cost that belongs to the agency rather than the property, and Japanese law caps it at one month's rent plus tax. Most agencies charge the maximum, but the same apartment can be rented through one that charges nothing.
Are move-in costs refundable?
Only the deposit, and only partly, since it is returned minus cleaning and repair costs. Key money, the agency fee and the guarantor company fee do not come back.
Get a real move-in estimate — with a ¥0 agency fee
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