Moving to Japan Cost Calculator
Estimate the total upfront cost of renting an apartment in Japan. Unlike most countries, Japan requires several one-time fees when signing a lease.
Location
Monthly Rent
Adjust Costs
Fixed Fees
Furniture & Appliances
Most Japanese apartments come unfurnished. Estimate what you will need to buy.
Estimated Grand Total
Approximately 8.2x your monthly rent
Cost Breakdown
Deposit
敷金A refundable security deposit held by the landlord. Typically 1 month in Tokyo, 0-1 months in rural areas. Returned when you move out, minus any repair costs.
Key Money
礼金A non-refundable "gift" to the landlord, unique to Japan. Historically a thank-you for accepting you as a tenant. Many modern listings waive this, especially in competitive markets.
Agent Fee
仲介手数料Commission paid to the real estate agent who helped you find the apartment. Legally capped at 1 month of rent plus tax.
Guarantor Company
保証会社Almost always required for foreigners since you likely lack a Japanese guarantor. The company guarantees your rent payment to the landlord. Annual renewal fees may also apply.
First Month Rent
前家賃Rent for the first month. If you move in mid-month, this is prorated based on the remaining days.
Fire Insurance
火災保険Mandatory renter's insurance covering fire and water damage. Usually a 2-year policy paid upfront. The landlord may require a specific provider.
Lock Change
鍵交換Fee to replace the door lock for security when a new tenant moves in. Some landlords include this; others charge separately.
Cleaning Fee
クリーニング代Professional cleaning fee. May be charged upfront or deducted from your deposit when you leave. Varies by apartment size.
Furniture & Appliances — Standard (Nitori)
Bed, desk, basic appliances from Nitori/IKEA
Recommended Services
Affiliate disclosureGTN Guarantor
Foreigner-friendlyRent without a Japanese guarantor
Most landlords in Japan require a guarantor. GTN provides guarantor services specifically for foreigners, with multilingual support in English, Chinese, Korean, and Vietnamese.
GaijinPot Apartments
English supportEnglish-friendly apartment search
Japan's largest English-language apartment listing site. All properties welcome foreign tenants, with bilingual agents who handle negotiations and paperwork on your behalf.
Sakura Mobile
Get a Japan SIM before you arrive
Order a Japanese SIM card or pocket WiFi before landing. No Japanese credit card needed, English support available, and plans start from around 3,000 yen per month.
Some links are affiliate links. We may earn a commission at no extra cost to you.
What Foreigners Need to Know
Initial costs are high
Expect to pay 4-6 months of rent upfront when signing a lease in Japan. This is significantly more than most Western countries. Budget accordingly before your move.
Key money is non-refundable
Unlike a deposit, key money (礼金) is a gift to the landlord and will not be returned. Many newer listings and those targeting foreigners may waive this fee. Always negotiate.
Guarantor companies are essential
Most landlords require a Japanese guarantor (連帯保証人). Since foreigners rarely have one, you will need to use a guarantor company (保証会社). Your employer may also act as guarantor in some cases.
Discrimination exists
Some landlords refuse to rent to foreigners. Work with agents who specialize in helping non-Japanese tenants. Websites like GaijinPot Apartments, Real Estate Japan, and Suumo have English-friendly listings.
Renewal fees (更新料)
Every 2 years, many leases charge a renewal fee of 1 month's rent. This is separate from initial costs but important to budget for long-term stays.
What you need to apply
Prepare your residence card (在留カード), proof of income or employment, a Japanese bank account, and a personal seal (印鑑) or signature. The process typically takes 1-2 weeks.
Negotiation tips
You can often negotiate key money to zero, especially for properties that have been vacant for a while. The deposit and agent fee are harder to negotiate but not impossible. Ask your agent about "zero-zero" (ゼロゼロ) properties that waive both deposit and key money.
Frequently Asked Questions
How much does it cost to move into an apartment in Japan?
Moving into an apartment in Japan typically costs 4–7 times your monthly rent upfront. For a ¥80,000/month apartment in Tokyo, expect to pay ¥320,000–¥560,000 before moving in. This initial cost covers deposit (shikikin, 1–2 months), key money (reikin, 0–2 months), agent fee (1 month + tax), guarantor company fee (~0.5–1 month), fire insurance, lock replacement, and first month's rent. Regional cities are usually 3–5 times monthly rent.
What is key money (礼金, reikin) in Japan?
Key money (礼金, reikin) is a non-refundable payment made to the landlord as a token of gratitude for allowing you to rent their property. It originated in post-war Japan when housing was scarce. Typically 1–2 months' rent, it is most common in Tokyo and Osaka. Many newer listings, properties managed by large agencies, and foreigner-friendly apartments have eliminated key money. Always look for '礼金0' (zero key money) listings to avoid this cost.
What is the deposit (敷金, shikikin) in Japan and do I get it back?
The security deposit (敷金, shikikin) in Japan is typically 1–2 months' rent and is held by the landlord to cover damages or unpaid rent. You can expect to get most of it back when you move out if you leave the apartment in good condition. However, landlords commonly deduct cleaning fees (¥20,000–¥50,000) and repair costs. The Ministry of Land guidelines protect tenants from excessive deductions — normal wear and tear should not be charged to the tenant.
Why do foreigners need a guarantor company to rent in Japan?
Japanese landlords require a guarantor (保証人, hoshounin) who will cover rent if a tenant fails to pay. Since most foreigners do not have a Japanese family member or close friend willing to guarantee them, a licensed guarantor company (家賃保証会社) fills this role for a fee of 0.5–1 month's rent upfront, plus a small annual renewal fee. Since 2020, guarantor companies are increasingly required even for Japanese nationals, so this cost is now standard.
What is a real estate agent fee (仲介手数料) in Japan?
The real estate agent fee (仲介手数料) in Japan is legally capped at 1 month's rent plus 10% consumption tax. For an ¥80,000/month apartment, this is ¥88,000. Some agencies offer lower fees or zero agent fees (仲介手数料無料) on certain listings, particularly company-owned properties. The fee is paid once at signing and is non-refundable. It is worth searching specifically for zero-fee listings to reduce upfront costs.
Can foreigners rent apartments in Japan without a Japanese person helping?
Yes, foreigners can rent apartments in Japan without a Japanese guarantor, though it requires additional steps. You will need: a valid residence card (在留カード), a Japanese bank account or proof of income, a guarantor company contract, and basic Japanese language ability or an agent who speaks English. Several agencies specialize in foreigner-friendly listings, including Sakura House, Leopalace21, and UR Danchi (public housing), which does not require key money or a guarantor company.
How much does it cost to physically move belongings within Japan?
Domestic moving company (引越し業者) costs in Japan depend on distance and volume. A single-person move within the same city costs ¥30,000–¥80,000; cross-prefecture moves cost ¥60,000–¥150,000. Moving during peak season (March–April, when job transfers and school starts coincide) costs 30–50% more. Budget options include renting a van and using services like ArtMoving or Akabo. International shipping to Japan typically adds ¥150,000–¥500,000 for a full container.
What hidden costs do foreigners often miss when renting in Japan?
Hidden costs foreigners commonly overlook include: monthly administrative fee (管理費, kanrihi) of ¥3,000–¥15,000 on top of rent; guarantor company annual renewal fee (¥5,000–¥20,000/year); fire insurance (火災保険) of ¥15,000–¥20,000 per 2-year contract; mandatory lock replacement fee (鍵交換代) of ¥15,000–¥25,000 at move-in; and a restoration fee (原状回復費用) deducted from your deposit when you move out.