If you've started apartment hunting in Japan, you've probably seen a listing for an ¥80,000/month room and then choked on an estimate sheet asking for over ¥400,000 just to move in. This isn't a scam, and it isn't unique to foreign renters — it's simply how the Japanese rental system is built. Multiple separate fees, each with its own logic and history, stack on top of each other before you ever get a key. Use our move-in cost calculator to estimate your own numbers, but first, here's exactly what you're paying for and why it adds up to roughly 4.5–6× your monthly rent.
Why one apartment has so many separate fees
Unlike many countries where a deposit plus first month's rent covers everything, the Japanese system evolved with distinct payments to the landlord, the agent, the guarantor company, and the insurer — each historically a separate business relationship. None of these fees are hidden; they're all listed on the standard estimate sheet (見積書, mitsumorisho) an agency gives you before signing. The challenge for renters, especially those new to Japan, is that no single fee looks unreasonable on its own, but together they routinely total 4.5 to 6 months of rent, according to a November 2025 survey of Tokyo-area listings by LIFULL HOME'S.
The fees that make up your move-in cost
敷金 (shikikin) — security deposit, ~1 month
This works like a deposit anywhere else: it's held against unpaid rent or repair costs beyond normal wear and tear, and the remainder is refunded when you move out. It's typically one month's rent, though a growing share of listings under ¥100,000/month now advertise 敷金ゼロ (zero deposit) as a way to attract tenants in a competitive market.
礼金 (reikin) — key money, ~1 month
This is the one that surprises newcomers most: a non-refundable "thank you" payment to the landlord, unrelated to any service or repair. It's a cultural holdover from post-war housing shortages, and while it's fading, it hasn't disappeared — roughly 42% of ¥200,000+ Tokyo listings now advertise 礼金ゼロ (no key money), but plenty of buildings, especially popular ones, still charge it. See our full guide to key money (reikin) explained for more on why it exists and when it's negotiable.
仲介手数料 (chukai-tesuryo) — agency fee, up to 1.1 months
The real estate agency who showed you the room and handled paperwork charges a commission, legally capped at one month's rent plus 10% consumption tax (1.1 months total). Some agencies advertise half-price or fee-free listings to compete for tenants, so it's worth asking directly whether a discount applies.
前家賃 (maeyachin) — first month's rent, paid in advance
Rent in Japan is paid in advance, so you'll owe the first full month before move-in. If you move in mid-month, expect to pay a prorated amount for the remainder of that month plus one full month's rent for the following month — effectively close to two months of rent at signing.
保証会社 (hosho-gaisha) — guarantor company fee, ~50–100% of rent
Almost every landlord now requires a guarantor company rather than a personal guarantor, and this is close to mandatory for foreign residents without a long-term Japan-based cosigner. The initial fee usually runs 50–100% of one month's rent (sometimes calculated on rent plus management fee), with a separate renewal fee of roughly ¥10,000 per year after that. Our guide on guarantor companies for foreign residents covers how these companies screen applicants and what documents they typically ask for.
火災保険 (kasai-hoken) — fire/renters insurance, ~¥15,000–20,000
Almost always required, this covers fire and water damage liability for a typical two-year policy term. Agencies often push their in-house plan, but you can sometimes arrange a cheaper policy yourself for roughly half the cost — worth asking if it's permitted.
鍵交換 (kagi-kokan) — lock replacement, ~¥15,000–25,000
A one-time charge to rekey the unit before you move in, for security reasons. This is standard and rarely negotiable, though the price varies by lock type.
Optional extras: disinfection and 24-hour support
Two more line items show up on many estimate sheets: 室内消毒 (in-unit disinfection, ~¥10,000–15,000) and a 24-hour support/emergency line (~¥15,000–20,000 per two years). Both are usually optional and can often be declined — check that they're actually written into the lease before agreeing to pay.
Worked example: an ¥80,000/month Tokyo apartment
Here's how a typical move-in estimate breaks down for an ¥80,000/month unit in Tokyo:
- 敷金 (deposit), 1 month: ¥80,000
- 礼金 (key money), 1 month: ¥80,000
- 仲介手数料 (agency fee), 1.1 months: ¥88,000
- 前家賃 (first month's rent): ¥80,000
- 保証会社 (guarantor company fee), ~70% of rent: ¥56,000
- 火災保険 (fire insurance), 2-year policy: ¥18,000
- 鍵交換 (lock replacement): ¥20,000
- 室内消毒 (optional disinfection): ¥12,000
Total: roughly ¥434,000 — about 5.4× the monthly rent. Skip the optional disinfection or land a zero-key-money listing and the total drops closer to 4.5×; add a 24-hour support fee or a higher guarantor rate and it can push past 6×.
Why the multiple varies by city and listing
These fees aren't uniform nationwide. Key money and agency fee customs differ regionally, and zero-deposit or zero-key-money listings are more common in some markets than others. If you're comparing options between cities, see our breakdown of move-in costs in Tokyo vs. Osaka for how the typical multiple shifts.
Can you actually lower this total?
Yes, to a degree. Searching specifically for listings that already advertise 敷金ゼロ・礼金ゼロ (zero deposit, zero key money) is the most reliable lever — see our guide to apartments with no key money or deposit for what trade-offs to expect (often slightly higher monthly rent or a shorter minimum stay). It's also possible to negotiate directly with a landlord or agent on key money, the agency fee, or optional add-ons, particularly on units that have sat vacant for a while; our guide on negotiating initial fees in Japan walks through what's realistic to ask for and what almost never budges.
Budgeting for the real number
The safest approach is to plan for 5× your target rent in savings before you start viewing apartments seriously, then treat anything below that as a pleasant surprise. Because guarantor company approval and fee structures vary especially for foreign applicants, it's worth reading the estimate sheet line by line and asking your agent to explain any charge you don't recognize — in Japan, an itemized quote is standard practice, not a red flag. For more common questions on deposits, guarantors, and the moving process, check our frequently asked questions page.
Estimate your own move-in cost →