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.
Every move-in fee, explained
| 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 |
Model case: a ¥100,000/month apartment in Tokyo
| 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.
The three biggest ways to cut the total
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.
Get a real move-in estimate — with a ¥0 agency fee
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