A standard apartment costs 4–6 months' rent to move into — deposit, key money, agency fee, guarantor fee, insurance, keys and first rent. Every line has a name, a norm, and a negotiation status; knowing them turns an intimidating estimate into an itemized bill you can push back on.
Key facts
- Typical total
- 4–6× monthly rent
- Shikikin (deposit)
- 0–2 months, partly refundable
- Reikin (key money)
- 0–2 months, a gift, gone
- Agency fee
- ~1 month + tax
- Guarantor + insurance + keys
- ~1–1.5 months combined
The estimate, line by line
Shikikin (敷金) — the deposit, held against damage and arrears, partially refundable at exit. Reikin (礼金) — key money, a historical “gift” to the landlord; never returned, increasingly waived in competitive markets. Agency fee — one month plus tax by custom, legally capped, and undercut by discount agencies. Guarantor company — 50–100% of a month, plus small annual renewals. Fire insurance ~¥15,000–20,000 per two years, key exchange ~¥15,000–25,000, then the first month’s rent (prorated if you enter mid-month). The renting guide covers the screening that precedes all this.
Reading the total like a local
The pressure points are visible once the lines have names: key money is a pure ask; long-vacant units concede it. Agency fees vary by agency for the same unit — the listing is often shared. “Free rent” campaigns amortize a discount without lowering the sticker rent. And the exit matters as much as the entry — the deposit-versus-cleaning-clause game is decided by the photos you take on day one and the contract lines you actually read.
When the answer is to skip the system
Adding up 4–6 months on a Tokyo budget explains a rational pattern: arrive into a share house (¥50,000–80,000 all-in) or a company dormitory (often near zero), save through year one, then sign a standard lease with real savings and a payslip history. The system rewards the patient path — and UR housing, with no key money, agency fee or guarantor, rewards it twice.
Common mistakes & warnings
- "Zero-zero" (no deposit, no key money) listings recover the money elsewhere — higher rent, mandatory cleaning fees, strict exit charges. Compare two-year totals, not move-in totals.
- The deposit's refund depends on the exit — normal wear is the landlord's cost by guideline, but contracts add cleaning clauses. Photograph everything on day one; the photos are your move-out negotiation.
- In Kansai, shikibiki replaces part of this structure — a contractually non-refundable deposit slice. Read which system your contract uses before comparing offers across regions.
Frequently asked questions
A worked example at ¥70,000 rent?
Deposit 70,000 + key money 70,000 + agency 77,000 + guarantor 52,500 + insurance 20,000 + keys 20,000 + first month 70,000 ≈ ¥380,000 — around 5.4 months. Zero-key-money and UR listings pull this toward 3.
Which lines actually negotiate?
Key money (ask, especially on long-vacant units), the agency fee (half-month agencies exist and advertise it), and free-rent months (one month free is a common closing concession). Deposit, guarantor and insurance rarely move.
How do share houses and dormitories compare?
Share houses typically want one month's deposit and a small fee — ¥50,000–80,000 total to move in. Company dormitories often cost almost nothing upfront. That difference is why first-year arrivals start there.
Official sources
- MLIT — rental housing guidelines (2026-07-17)
This page provides general information only and is not legal advice. Immigration rules change; always confirm details with the official sources listed above before making decisions.