How Much Money Do You Need Upfront to Rent an Apartment in Japan?

When you rent an apartment in Japan, the amount due before you receive the keys is usually far more than one month's rent. Alongside the rent itself, a quote can include a security deposit, key money, an agency fee, a guarantor company fee, fire insurance, a key exchange fee, pro-rated rent and several other line items.

The short answer: for a safe budget, you can start by setting aside roughly 4–6 months' rent. This is a way of estimating what to have ready, not a fee level fixed by law. Apartments with no deposit or no key money can come in lower; pet-friendly units, applications that need special guarantee conditions, or contracts with a long list of separate charges can come in higher.

For example, if an apartment rents for 80,000 yen a month, be mentally prepared for an opening quote of roughly 350,000–500,000 yen, then ask the agency for an itemised breakdown for that specific unit. Never transfer money against a single total figure before you know what each line is, whether it is refundable, and when it falls due.

The quick formula for move-in costs

Use this formula whenever you view a place:

Initial cost = rent paid in advance + maintenance fee + security deposit + key money + agency fee + guarantor fee + insurance + key exchange + any charges written separately into the contract

Not every apartment carries all of these. Equally, a listing advertised as 敷金0・礼金0 — no deposit, no key money — is not automatically the cheapest option overall. Move-in or move-out cleaning fees, 24-hour support fees, disinfection, guarantee renewal, or early-termination penalties can all push the total back up.

So when you compare two apartments, compare the total payable by key handover day and the total obligation over the contract term, not just the monthly rent.

1. First month's rent and pro-rated rent

If you move in mid-month, you may have to pay rent calculated by the number of days remaining in that month — usually called 日割り家賃, hiwari yachin. Some contracts collect the following month's rent in advance at the same time.

For instance, if you receive the keys on the 16th and your contract is pro-rated, the quote might include:

• Rent from the 16th to the end of the month.

• The maintenance fee for the same period.

• The full rent and maintenance fee for the following month.

Ask exactly which date the rent clock starts on: the contract signing date, the key handover date, or the lease start date written into the contract. These three dates do not always match.

2. Security deposit 敷金 — shikikin

敷金 is money held as security against the tenant's obligations, such as unpaid rent or costs the tenant genuinely has to bear when moving out.

Under the lease provisions of the Japanese Civil Code, once the contract ends and the property is handed back, the landlord must return the remainder of the deposit after deducting any of the tenant's outstanding obligations. The rules also state that wear from ordinary use and deterioration over time do not fall under the tenant's restoration obligation. Tokyo Housing Policy Bureau

That does not mean the whole deposit always comes back intact. If there is unpaid rent, damage caused by the tenant, or a valid special clause in the contract, part of the deposit can be deducted.

Before signing, check:

• How many months' rent is the deposit?

• Which costs may be deducted from it?

• Is there a 敷引き — a fixed non-returnable portion of the deposit?

• Has the move-out cleaning fee been set out separately?

• When and how will the balance be returned?

3. Key money 礼金 — reikin

礼金 is a payment made to the landlord according to the terms of that apartment. Unlike the deposit, it is generally not refundable where the contract states it is key money.

A 礼金0 listing lowers what you need upfront, but you still have to look at the quote as a whole. Sometimes a no-key-money unit carries higher rent, an early-cancellation fee, or other compulsory services. Don't decide on the strength of one zero on the page.

4. Agency fee 仲介手数料

This is what you pay the real estate company that brokers the deal. Japan's Ministry of Land, Infrastructure, Transport and Tourism states that in a rental transaction, the total brokerage fee a business receives from the landlord and the tenant combined is as a general rule capped at 1.1 times one month's rent, tax included. For residential property, the amount taken from one party is as a general rule capped at 0.55 months' rent, unless that party has agreed in advance to a different split within the permitted total. Ministry of Land, Infrastructure, Transport and Tourism

When you receive a quote, check what the agency fee is calculated on and whether tax is already included. If the company is charging you the equivalent of 1.1 months' rent, you are entitled to ask them to explain that agreement and how the fee was worked out.

5. Guarantor company fee 保証会社利用料

Foreign renters in Japan are commonly required to use a rent guarantor company. That company does not pay your rent for free; if it covers a late payment on your behalf, you are still obliged to repay it under the guarantee agreement.

Fee levels and collection methods differ from company to company. A quote may include:

• An initial guarantee fee at contract signing.

• An annual renewal fee.

• A monthly charge.

• A processing fee where rent is collected by direct debit.

Japan's Ministry of Land, Infrastructure, Transport and Tourism runs a registration system for rent guarantee businesses and publishes information to help foreign residents find housing. It also provides multilingual apartment-hunting guidance. MLIT's rental housing guidance for foreign residents

Before signing, ask for the total guarantee cost in the first year and from the second year onward, rather than asking only about the upfront fee.

6. Home insurance and tenant liability cover

Many contracts require you to take out insurance covering fire and tenant liability. The policy name, the risks covered, the term and the premium all depend on the property and the insurer.

Confirm the following:

• How long does the policy run?

• Which risks does it cover?

• Does it include damage to your own belongings?

• If you move out early, is the unused portion of the premium refunded?

• Are you obliged to buy the policy nominated by the management company?

Don't treat this as just another line to pay. Keep the certificate and the claims contact details, because you will need them if there is a water leak, a fire, or an incident that affects the apartment next door.

7. Key exchange fees and bundled services

鍵交換費用 is the cost of replacing or re-keying the lock before a new tenant moves in. Beyond that, a quote may also show items such as:

• A 24-hour emergency support fee.

• A disinfection or pest control fee.

• A cleaning fee.

• An administrative fee.

• A fee for issuing additional keys.

• A charge for building internet or equipment.

Ask the agency to mark which items are compulsory, which are optional, and which fall due at move-out. If a service is of no use to you, ask before signing whether it can be taken out of the contract.

8. Cleaning fees and restoration clauses

An apartment advertised as "no deposit" does not mean the tenant is free of all costs at move-out. Tokyo's guidelines on preventing rental disputes note that even where no deposit is collected, the tenant still has to pay the restoration costs that fall within their own responsibility. Tokyo Housing Policy Bureau

Japan's Ministry of Land, Infrastructure, Transport and Tourism recommends inspecting the condition of the room when you move in and clarifying the restoration terms at the point of signing. This prevents disputes far more effectively than waiting until move-out day to start discussing scratches or damage. MLIT's guidelines on restoration to original condition

When you take possession, you should:

1. Photograph and film every room before you move anything in.

2. Note the date of the photos along with any existing scratches, mould or damage.

3. Send the room condition report to the management company within the stated deadline.

4. Keep the contract, its annexes and every email or message exchange.

Example: how much to prepare for an 80,000 yen apartment

The table below is one budgeting example, not a standard quote that applies to every apartment:

If your key handover falls mid-month, the way rent is collected can shift the total. If the apartment has no deposit and no key money, the upfront total can drop considerably. Conversely, if a pet deposit is required, the next month is collected in advance, or compulsory services apply, the total can exceed this example.

The safe approach is to request an 初期費用見積書 — an initial cost quotation — before you decide. It should list the name of each item, the amount, the tax and when payment is due.

Documents foreign renters should prepare

Cost is not the only thing that decides whether you get the apartment. Landlords, management companies and guarantor companies may review your residence status, your job, your income, how long you have been in Japan and how reachable you are.

The specific requirements vary by property, but it helps to have clear copies of:

• A valid residence card.

• Your passport, if requested.

• A certificate of employment or your employment contract.

• Payslips, proof of income or account balances, as the screening requires.

• A student ID or letter of admission if you are studying.

• A phone number that can be reached in Japan.

• Emergency contact details.

• Details of anyone living with you.

• Your preferred move-in date and reason for moving.

Never send photos of your ID to unverified accounts or links. Provide documents only to the parties involved in the transaction, and confirm clearly what they will be used for.

How to cut initial costs without picking the wrong apartment

Look for no-deposit or no-key-money listings

This is the most obvious way to bring down what you pay before moving in. Check the cleaning fee, the early-cancellation clause and the monthly rent, though, to make sure the total really is lower.

Compare the same apartment on total quoted cost

If several companies are advertising the same unit, don't just ask "how much is the agency fee?". Ask each of them for the total payable by key handover day and a list of the compulsory services.

Stay flexible on your move-in date

The contract start date affects your pro-rated rent and how long you pay for two places at once. If you can, agree the key handover schedule before you end your current tenancy.

Don't trade low costs for a harsh penalty clause

An apartment with low move-in costs may come with a penalty clause if you leave within the first 6 months or first year. If your job or school could change, factor that risk in too.

Get your documents in order from the start

Missing paperwork or inconsistent details can drag out the screening, cost you the apartment, or push you towards a more expensive guarantee option. Your name, address, employer, income and contacts must match your documents exactly.

10 questions to ask before you transfer any money

1. What is the total amount due before key handover day?

2. Which items are refundable and which are not?

3. From which date does the rent start being charged?

4. Is next month's rent being collected in advance?

5. What is the guarantee fee in the first year and in later years?

6. What is the term and scope of the insurance policy?

7. Is the cleaning fee paid at move-in or at move-out?

8. Is there an early-cancellation penalty or a contract renewal fee?

9. Which items on the quote are optional?

10. If the application is rejected, what happens to the money already paid?

Don't transfer funds just because you are being pushed with "someone else is about to take it" if you still don't know who is receiving the money, what it is for, and under what conditions it is refundable.

What can NST Connect do for you?

If you are looking for a place in Japan but the Japanese language, the paperwork or reading a quote is holding you back, NST Connect can support you step by step:

• Finding apartments that match your area, household size and budget.

• Checking whether a property accepts foreign tenants before you apply.

• Explaining each line of your initial cost quotation.

• Helping you prepare and fill in your rental application.

• Supporting communication around viewings, screening and contract signing.

• Guiding you through the related paperwork when you move to your new address.

For fast advice, have six things ready: the area you want to live in, your desired move-in date, how many people will live there, your residence status, your employment or income situation, and your maximum monthly budget. The clearer this is from the outset, the more accurately we can filter apartments and check the conditions.

Every property NST Connect currently lists shows an itemised move-in cost breakdown, split by the same headings used above.

Frequently asked questions

Can I rent without a personal guarantor?

Usually yes. Many properties use a guarantor company instead of an individual guarantor, but they may still ask for an emergency contact and run a screening. The conditions depend on the landlord, the management company and the guarantor company.

Are no-deposit, no-key-money apartments always cheaper?

Not necessarily. You need to add up the agency fee, the guarantee fee, insurance, key exchange, cleaning, rent paid in advance and any penalty clauses. Compare total costs rather than just the deposit and key money lines.

Will I get my whole security deposit back?

The balance must be returned after deducting the tenant's obligations, but what you actually receive depends on any unpaid rent, damage, costs that fall within your responsibility, and the terms of the contract. Keep evidence of the room's condition from the day you moved in.

Can initial costs be negotiated?

Some items or terms can be negotiated depending on the property and the timing, but not everything can be reduced. Ask the agency to confirm anything agreed in writing rather than relying on a verbal exchange.

How much should I prepare if the rent is 100,000 yen?

Using the 4–6 months' rent approach, you could start with a budget of 400,000–600,000 yen. Then replace that estimate with the actual quote for the apartment, since the deposit, key money and bundled services can change the total considerably.

Related articles

• Documents Needed to Rent an Apartment in Japan: A Checklist for Foreign Residents

• Can You Rent an Apartment in Japan Without a Guarantor?

• Before Signing a Rental Contract in Japan: 15 Things You Must Check

• Moving House in Japan: What Procedures Do You Need? A Full Checklist for Foreign Residents

Sources checked on 27 August 2026. The fee levels in the example are for budgeting purposes only; the quote and contract for each individual apartment are what you should base your decision on.