Moving to Japan is an exciting journey, but the apartment-hunting process can be a financial culture shock. Rental customs in Japan are quite different from those in many other countries, and Japan has a unique system of fees that must be paid upfront at the time of contract signing.
In this guide, I explain the upfront costs of renting in Japan and share practical tips for keeping initial expenses down. Since customs and market practices vary across Japan, this guide focuses on typical trends in the Tokyo metropolitan area.
How Much Are the Total Upfront Costs?
As a rule of thumb, you should prepare to pay 4 to 6 months’ worth of rent at the time of signing. For example, if your monthly rent is ¥100,000, you will likely need ¥400,000 to ¥600,000 available in your bank account.
These upfront payments are called initial costs (初期費用 / shoki hiyō) and are paid at the time the lease contract is executed.
Breakdown of Initial Costs in Japan (What You’re Paying For)
Below are the most common fees you may see on a Japanese rental invoice.
1) Advance Rent (Prepaid Rent)
It is standard practice in Japan to pay one month of rent upfront. If you move in mid-month, you may also be required to pay pro-rated rent for the remaining days of that month.
In Japan, rent is typically paid by automatic bank transfer. If you do not yet have a Japanese bank account and cannot set up automatic withdrawal at the time of contract, you may be required to prepay additional rent until the bank setup is completed.
2) Maintenance / Management Fee (管理費・共益費)
If your listing shows rent plus a separate management or maintenance fee, this fee covers shared building expenses, such as:
Cleaning of common areas
Elevator maintenance
Lighting in hallways
Building management services
This fee is often collected together with the advance rent at the time of contract.
3) Security Deposit — Shikikin (敷金)
This is a partially refundable deposit held by the landlord to cover:
Unpaid rent
Cleaning costs
Repairs beyond normal wear and tear
Deductions at move-out are common. The typical range is 1–2 months of rent, though some listings require no deposit.
Details regarding move-out settlements and repair charges will be explained in a separate article.
4) Key Money — Reikin (礼金)
Key money is a non-refundable payment made to the landlord, sometimes described as a “thank-you” gift.
Many expats assume that a “gift” should be optional, but when key money is listed as a condition, it is mandatory in order to rent the property.
That said, no–key-money listings are not uncommon.
Popular, high-demand properties often require key money because landlords can be selective.
Properties that have been vacant for a long time may remove key money to attract tenants.
In that sense, key money can sometimes reflect a property’s popularity or market demand—though there are also many excellent properties with no key money at all.
5) Agency Fee — Chūkai Tesūryō (仲介手数料)
This is the brokerage fee paid to the real estate agency at contract signing. It covers services such as:
Initial consultation
Property search and viewings
Contract explanation and coordination
Key handover
The commonly referenced maximum is up to one month’s rent + tax.
6) Guarantor Company Fee (保証会社費用)
Most rentals require a guarantor company, especially for foreign tenants.
The initial fee is usually 50–100% of one month’s rent, with possible renewal fees later. For those who are new to Japan or do not yet have a Japanese bank account, 100% of one month’s rent is quite common.
7) Insurance (Fire & Liability Insurance)
Most leases require tenant insurance, usually purchased as a 2-year policy.
This insurance typically covers:
Fire damage
Water leaks
Personal liability (damage caused to neighboring units)
Many tenants forget about this insurance after moving in, but if something unexpected happens during your stay, you should always check whether the insurance applies. If needed, I can also assist with contacting the insurance company and handling claims. (Not all real estate agents provide post-move-in support, so this is something to confirm in advance.)
8) Key Exchange / Lock Replacement Fee
Many landlords or management companies charge a one-time lock replacement fee at move-in, typically ¥15,000–¥30,000.
FAQ: Can this fee be skipped? Technically, it is not legally mandatory. However, most management companies insist on it for security and liability reasons. If the locks are not changed, the previous tenant may still have a spare key.
Note: For high-security dimple keys or smart locks, the fee may be higher and replacement is usually mandatory.
9) “Optional” Fees That Often Appear
Depending on the property and management company, you may also see:
These fees vary widely and are another reason why comparing total move-in cost is more important than rent alone.
Fee Summary Table (Japan)
Fee Item
Japanese Name
Refundable?
Security Deposit
Shikikin (敷金)
Yes (partially)
Key Money
Reikin (礼金)
No
Agency Fee
Chūkai Tesūryō (仲介手数料)
No
Guarantor Fee
Hoshō-gaisha Hiyō (保証会社費用)
No
Average Move-in Costs in Tokyo
Tokyo’s rental market is premium. Below is a practical budget guideline.
Apartment Type
Avg. Monthly Rent
Estimated Total Upfront Cost
Studio (1K / 1R)
¥80,000 – ¥120,000
¥320,000 – ¥720,000
1BR (1LDK)
¥120,000 – ¥250,000
¥480,000 – ¥1,500,000
2BR (2LDK)
¥200,000 – ¥350,000
¥800,000 – ¥2,100,000
Real-Life Simulation: Renting a ¥200,000 1LDK in Tokyo
Example invoice for a high-end 1LDK in Shibuya or Minato:
Rent: ¥200,000
Security Deposit (1 mo): ¥200,000
Key Money (1 mo): ¥200,000
Agency Fee (1.1 mo): ¥220,000
Advance Rent (1 mo): ¥200,000 *Depending on your move-in timing
Guarantor Company Fee (1 mo): ¥200,000
Fire Insurance & Lock Exchange: ¥40,000
TOTAL ESTIMATE: ¥1,260,000
FAQ: Can I Negotiate Initial Costs?
Yes, negotiation is possible—but it must be handled carefully.
You can ask for rent reductions or waivers of key money. However, aggressive negotiation may cause the landlord to view you as a “difficult tenant,” which could negatively affect screening results.
If a property has been vacant for a long time, or if the landlord’s situation allows flexibility, negotiations may succeed. This is why it’s best to consult your agent first, as agents often know which properties are negotiable.
If you’d like to learn about common obstacles foreigners face when renting in Japan, please see this article.
Moving in July, August, or November gives you more leverage. During peak season (January–March), landlords receive many applications and rarely negotiate.
However, properties that remain vacant after March often prompt landlords to become more flexible—making them good negotiation targets.
Timing Affects Cash Required
Because you may need to pay pro-rated rent plus a full month in advance, your move-in date affects how much cash is required upfront.
In some cases, moving in at the very beginning or end of a month may reduce the immediate payment. However, this depends on whether automatic bank transfer is already set up, so it is always case by case.
The steps for opening a bank account in Japan will be covered in a separate article.
Renewal Fees: One Thing to Keep in Mind
While not part of the initial move-in costs, renewal fees are an important factor to consider for future expenses—especially if you plan to stay for more than two years. In Japan, residential leases are typically for two years, and at the time of renewal it is common to pay a renewal fee equivalent to one month’s rent. That said, some properties do not charge a renewal fee. For this reason, whether or not a renewal fee applies can be an important decision point when searching for a property, particularly if you want to keep long-term housing costs down.
Have You Considered Buying Instead?
In Japan, depending on the area and the property, some homes can be purchased at surprisingly accessible prices—for example, studio units under ¥10 million and 1LDK units starting in the ¥10 million range.
If you later move out, you can sell or rent out the property. Unlike rent, which is purely an expense, purchasing creates an asset.
For foreign buyers paying in cash, purchasing can sometimes be easier than renting. If you are considering Japan as an investment destination, buying may be worth exploring. I also assist with property purchases.
Reduce Costs by Preparing Before You Arrive
During the period between arriving in Japan and securing a home, many people stay in serviced apartments or hotels, which means paying high short-term rent on top of the upfront move-in costs.
If you start searching for a home only after arriving in Japan, the timeline to move in can vary depending on your situation, but even in the fastest cases, it usually takes around two weeks, and in many cases three weeks to a month or more before you can move into a long-term rental.
To reduce these expenses and shorten the temporary stay, preparing as much as possible before arriving in Japan is essential. Having the required documents ready in advance can also make the rental process much smoother and help shorten the overall timeline.
I can support the entire rental process fully online, allowing you to complete the contract before your arrival if needed.
For a step-by-step overview of the rental process in Japan and a list of required documents, please refer to this article.
Japan’s rental system may feel surprising compared to your home country, but understanding the costs and preparing in advance can greatly reduce stress.
I can support you from before your arrival in Japan, including area and property recommendations, online viewings, and even completing the lease contract fully online. By understanding your priorities and situation, I aim to help you find a home that truly fits your needs—while also proposing practical ways to keep your overall costs as low as possible. I provide tailored property searches based on your budget and situation, along with practical advice and negotiation strategies.
Initial consultation is completely free, so please feel free to reach out if you’d like personalized guidance.
In Japan, whether you rent or buy a property, it usually comes completely unfurnished — not only without furniture, but often without basic appliances such as a refrigerator, washing machine, or even lighting fixtures. This can be a big surprise for many newcomers. Once you decide to move to Japan, one of the biggest questions becomes: “How do I actually start my life once I get there?”
Most people start by renting first. However, even renting can take time — once you arrive in Japan, you’ll need to search for a property, apply, sign a contract, and set up your daily essentials, which, often takes at least two to three weeks or more optimistically before your new home is truly ready.
During this transition period, you’ll likely need to stay somewhere temporarily such as a hotel, or a furnished serviced apartment. While these are convenient, they can be expensive and may not feel like home. You might start thinking, “If I’m going to spend that much, I’d rather put it toward furniture for my own place.”
On top of that, moving involves numerous tasks, adjusting to a new country, handling government paperwork, starting a new job, and house-hunting all at once. It’s easy to feel overwhelmed.
How to Buy Furniture in Japan: A Complete Guide for New Expats
To help reduce stress, I offer services that allow you to search for a home while still abroad, and even have it move-in ready before your arrival — including setup, furniture purchasing, and utility arrangements. However, in this article, I’ll focus on how and where to buy furniture yourself in Japan.
Just like in other countries, most furniture and appliances can be purchased online, but because these are large items, many people prefer to see them in person before deciding. Even when ordering online, keep in mind that delivery may take several weeks depending on stock and location.
Start with the Basics — What You Really Need
As mentioned above, most homes in Japan are unfurnished, so you’ll likely need at least:
• A bed or futon • Basic appliances such as a refrigerator, microwave, and lightings • Furniture • Curtains (yes, even these are often not included!)
Measure your rooms carefully. Japanese homes are typically compact, and furniture sizes differ from Western standards.
🎌 Yay! Your first encounter with Japanese culture — futons! A futon is Japan’s traditional bedding, laid directly on the floor and folded away during the day to save space. It’s practical for small apartments, and airing it outside keeps it fresh in Japan’s humid climate. While fewer people use futons today, they remain a charming way to experience traditional Japanese living.
Washing machines range widely in price, from around ¥50,000 for compact models to over ¥300,000 for advanced ones. However, Tokyo now has modern, stylish coin laundries that are clean, efficient, and convenient, which are great options for singles and couples who only need to wash once or twice a week.
Where to Buy Furniture in Japan
There are a bunch of stores, so here are just a few examples to get you started. Pick what fits your budget and lifestyle.
Affordable & Easy
• Nitori – Japan’s equivalent of IKEA, with furniture sized for Japanese homes. Affordable, functional, with online ordering and delivery services. • IKEA Japan– Great when you can’t find stylish yet affordable designs elsewhere. Just note that some pieces are large for Japanese apartments, and most stores are in the suburbs. • Shimachu Homes – Local chain offering furniture and home goods with setup services.
Mid-Range to Stylish
IDC Otsuka / Francfranc / Actus / Karimoku – Trendy, urban styles perfect for city apartments.
IDC Otsuka offers large showrooms where you can take your time exploring a wide range of furniture.
Muji (無印良品) – Minimalist, practical, and beautifully designed Japanese furniture.
Second-Hand & Sustainable
• Hard Off / Off House – Reliable used furniture and appliances in great condition. • Facebook Marketplace / Sayonara Sales – Expats leaving Japan often sell items cheaply or even give them away — great deals if timing is right.
Independent & Designer Stores
Tokyo is full of characterful furniture stores — from world-famous brands like Cassina and Herman Miller to boutique shops and antiques. For furniture lovers, visiting Tokyo’s Meguro-dōri (“Furniture Street”), which has over 30 interior shops, is a real treat.
Beds & Mattresses in Japan
Japan doesn’t have as many mattress-only superstores as other countries, but you can try high-quality options like:
• Showrooms of international brands: Sealy, Ligne Roset, Tempur • Department-style retailers: IDC Otsuka • Specialty bedding stores: France Bed and Nishikawa
Japanese mattresses tend to be thinner and smaller, not necessarily less comfortable, just different. If you choose a Japanese brand, make sure the size matches your body and sleeping preference. Always check dimensions before purchasing.
Other Essentials
Even if some rooms have blinds, curtains are rarely included. You can get ready-made curtains from Nitori, Aeon, or Muji, or order custom ones for a better fit. As for kitchenware and small essentials, Nitori, Muji, and Aeon offer convenient one-stop shopping. If you love tableware, exploring Japanese ceramics and local pottery can be a fun way to personalize your dining table.
Appliances — Where to Buy
Large retailers like Bic Camera and Yamada Denki carry almost everything, with knowledgeable staff and solid after-sales support. In major city stores, you’ll often find staff who speak English, Chinese, or other languages.
When buying in-store, check prices online first and don’t hesitate to negotiate. You can often get a discount if you show a cheaper listing elsewhere.
You can also order online via Amazon Japan, Rakuten, or price comparison sites like Kakaku.com. If buying from non-major retailers, confirm warranty and support details first.
Don’t forget to buy lighting fixtures, as many homes have ceiling sockets but no main light included.
Delivery & Assembly — What to Expect
Most stores offer delivery and assembly for a small fee. Apartments without elevators or with narrow stairs may incur extra costs. Even professional movers can make small mistakes, so it’s best to be present during delivery — not only to open the door, but also to ensure no damage occurs. This is especially important for rentals, since any scratches or dents may affect your security deposit.
Need a Hand?
Shopping in an unfamiliar country can be challenging. I offer store-accompaniment and proxy purchasing services, so you can communicate easily with staff and enjoy stress-free, efficient shopping. Clients often tell me it made the experience both fun and smooth.
Utilities & Appliances
Your home won’t function until electricity, gas, and water are connected. Most can be arranged online in advance — you don’t need to be home for electricity or water, but gas setup requires you to be present for a safety check.
Japan’s energy market is now liberalized, so you can choose from many providers. If you’re unsure, in Tokyo you can’t go wrong with Tokyo Electric Power (TEPCO) or Tokyo Gas — the difference between companies lies mostly in pricing and service.
Also note: Japan uses 100V two-prong Type A outlets, the same plug shape as in the U.S. but with slightly lower voltage, so check appliance compatibility.
Internet Options in Tokyo Apartments
You have several options — from pre-installed internet to plug-and-play routers:
There are multiple ways to get connected, from pre-installed building internet to carrier Wi-Fi routers. Watch contract terms and cancellation fees.
1) Pre-Installed Internet
Many modern apartments include building-contract internet. Plug in your router or use the provided login.
Pros: Ready on move-in / no installation / often included or low fee
Cons: You can’t choose the provider freely (though you can sign a separate plan), and speeds may slow during peak hours.
Common examples:NTT FLET’S Hikari (bulk), J:COM NET (cable)
2) Fiber-Optic Internet (Hikari Kaisen)
Fastest and most stable; ideal for long-term residents and remote work. (1–2 Gbps)
Recommended providers:
NTT Hikari (FLET’S Hikari) – Backbone fiber service used by many ISPs
Asahi Net – Reliable, English support, flexible plans
Docomo Hikari – Great if you already use Docomo mobile
SoftBank Hikari – Bundled discounts for SoftBank users
Sakura Fiber Internet – Popular with expats; full English service
💡 Installation typically takes 2–4 weeks.
3) Cable-TV-Based Internet
J:COM / ITSCOM use cable TV infrastructure; bundle with TV/phone. Speeds ~320 Mbps to 1 Gbps and often quick to start since wiring already exists.
4) Home Wi-Fi Routers (No Installation)
Plug-and-play 4G/5G routers such as SoftBank Air, Rakuten Turbo 5G, and AU Home Wi-Fi 5G Box. Great for renters who can’t install fiber or need a temporary solution before a permanent setup.
How My Home Setup Support Service Works
Feeling overwhelmed with too many things to do? No worries. Consider using my Home Setting Service. Before your lease starts, I can help measure your rooms, suggest stores and products that match your taste and budget, and arrange purchase, delivery, and installation — so your home is ready when you arrive. I can also help you handle the necessary paperwork once you arrive in Japan.
✈If You’d Like to Move In as Soon as You Arrive in Japan
I can assist you in completing the entire process, from property viewing to signing the contract, fully online before you come to Japan.
Once the contract is finalized, I will visit your new home on your behalf to take measurements and, if needed, suggest suitable furniture and appliances. After you’ve made your selections, I can also take care of purchasing and receiving your furniture, and be present for the delivery and setup, so your home is ready before you arrive.
(Please note: delivery times vary depending on the product and timing, so not all items may arrive before your arrival. If essential furniture such as a bed cannot be delivered in time, I can arrange temporary furniture rental and attend the delivery on your behalf.)
I also handle utility setup, arranging for water, electricity, and gas to be connected. Sincegas activation requires an in-person appointment, I can attend on your behalf as well.
🗾If You’re in Japan and Ready to Set Up Your New Life
If you’re already in Japan, I can assist with:
Attending large furniture deliveries with you, or on your behalf
Accompanying you on shopping trips for furniture, appliances
Assisting with custom-made items, such as curtains or other furnishings
Providing support with product selection and communication with store staff…etc.
🛍Making the Most of Your Shopping Experience
To make your shopping experience truly satisfying, the key is to first visit stores that match your taste and budget, and then build good communication with the staff. In a country where English is not the first language, this can sometimes be challenging. From recommending the right stores and handling communication or negotiation with staff, to ensuring you find items that genuinely fit your lifestyle, taste and budget, I’ll support you in making confident and enjoyable purchases.
My services are generally charged by the hour. I provide customized estimates depending on your specific needs. You can request only the services you require, and I’m happy to tailor my support to your needs. Please note that availability may vary depending on my schedule.
Let’s Make Your Move to Japan Comfortable and Fun
Each topic here, furniture, beds, appliances, internet, utilities, could be a full article on its own. Setting up a home in Japan can be both exciting and overwhelming, but with good preparation and local support, your transition can be smooth and enjoyable.
My goal is to make your relocation and home setup in Japan as smooth and stress-free as possible. Even if you only need help with part of the process, please feel free to reach out — I’d be delighted to assist. Let’s make your move to Japan comfortable, efficient, and stress-free, so you can truly feel at home from day one.
Renting an apartment in Japan can feel overwhelming, especially if you’re new to Japan. But don’t worry. With the right information and support, it’s absolutely possible to find a comfortable, foreigner-friendly home.
This step-by-step guide will walk you through how the rental process works and how to prepare.
Step 1: Understand the Japanese Rental System
Japan’s rental system has some unique features that may differ from what you’re used to:
Key Money (礼金): A non-refundable “gift” to the landlord, typically equal to one month’s rent.
Security Deposit (敷金): Usually 1–2 months’ rent; refundable minus cleaning or damage charges.
Agency Fee: Typically one month’s rent, paid to the real estate agent.
Guarantor Requirement: Most landlords require a guarantor or guarantor company.
Upfront Costs: Initial costs can amount to 4–6 months’ rent.
Step 2: Define Your Priorities
Ask yourself the following:
What is your budget (including move-in costs)?
What are your must-haves? (e.g., close to the station, upper floor, parking, English-speaking landlord, pet-friendly, furnished, etc.)
Which neighborhoods fit your lifestyle? (proximity to work or school, access to specific train lines, quiet neighborhoods, green neighborhood, etc.)
Real Estate Agents: Look for agents with experience helping foreigners.
Word of Mouth: Expats in Tokyo often share recommendations.
Tips:
Good listings move quickly, especially in desirable areas—so be ready to act when you find something that fits.
Find a reliable agent who not only understands the local area and is an expert in the Japanese real estate market, but is also experienced in working with international clients.
Step 4: Prepare Your Documents
You’ll usually need:
Passport & Residence Card (or COE if you haven’t arrived yet)
Certificate of Employment or Student ID
Proof of income (salary slips or tax return)
Emergency contact (preferably a Japanese speaker)
A Japanese bank account (if available)
Some landlords may also require a local phone number or a personal guarantor, even for short-term stays.
Step 5: Visit the Property (If Possible)
If you’re already in Japan, try to view the apartment in person. If not, request a video tour. Pay attention to:
Whether you like the feel of the neighborhood and the convenience
Noise levels, safety, and proximity to amenities
Sunlight, air flow, and layout
Condition and maintenance of the building and shared areas (like the trash area and bicycle parking.) These often reflect how residents take care of the place.
Step 6: Apply and Pass Screening
Once you’ve decided, your agent will help you submit the application. The screening process usually includes:
Proof of income
Planned length of stay
Guarantor company approval
This takes 2–5 business days. Even if you pass the guarantor screening, the landlord has the final say in whether to accept your application.
Step 7: Sign the Contract and Pay Initial Costs
Once approved, you’ll sign the lease agreement and pay:
1–2 months’ rent
Key money and security deposit
Agency fee
Guarantor company fee
Insurance
Make sure you understand the terms for renewal and cancellation before signing.
Step 8: Move In and Register
Furnish your new home: Most apartments in Japan are unfurnished. You may be allowed to measure the space before moving in—or I can do it on your behalf.
Set up utilities: Contact providers for electricity, water, gas, and internet.
Register your address at the local city/ward office within 14 days of moving in.
Take photos upon move-in to document the condition.
Bonus Tips
Repairs: Tenants are often responsible for small repairs.
Moving: Book movers early, especially around March and April (peak season).
Language: If you don’t speak Japanese, work with a bilingual agent or bring a Japanese-speaking friend when signing.
What If You Don’t Have a Japanese Bank Account?
One of the most frequently asked questions by foreigners moving to Japan is how to open a bank account.
In Japan, most rent payments are made via automatic bank transfer. You’ll be required to set this up at the time of contract signing.
However, new arrivals often face difficulty opening a standard resident bank account immediately, as most banks require at least 6 months of residence. Some allow earlier setup with proof of long-term employment or student status.
✅Can You Rent Without a Bank Account?
In many cases—yes.
Option 1: Temporary Cash Payments
Initial fees can usually be paid by bank transfer, ATM, or at a convenience store.
Monthly rent can sometimes be paid by bank transfer or using payment slips (払込票) until you open a local account.
Option 2: Use a Foreigner-Friendly Guarantor Company
Many offer plans that don’t require a Japanese bank account.
Some even accept international transfers or credit card payments.
✅Things to Keep in Mind:
Some landlords or agencies may still require a bank account.
Foreign bank accounts typically cannot be used—so open a Japanese account as soon as possible after signing.
Can I Sign a Rental Contract Before Arriving in Japan?
Yes, it’s often possible—but it depends on the landlord and the property.
What You’ll Need:
Work with a real estate agent who can facilitate remote contracts
Use a guarantor company (instead of a personal guarantor)
Submit scans of your passport, visa (or Certificate of Eligibility), and proof of income
Pay initial costs via international wire transfer
Some landlords allow remote signing via email, courier, or even e-signature—especially if the property is furnished or intended for international tenants.
Guarantor companies used by foreigners are typically flexible. Even if you haven’t received your residence card yet, they can evaluate your documents and confirm that your visa status is valid. However, as noted earlier, the final decision always rests with the landlord.
Final Thoughts
Renting a home in Japan can be challenging for non-Japanese residents due to unfamiliar systems and occasional resistance from landlords unfamiliar with foreigners. Although things are improving, many landlords still hesitate to rent to foreigners unless it’s a high-end or international-targeted property.
But don’t be discouraged.
With patience, clear communication, and the support of an experienced, foreigner-friendly agent, you’ll find the right place to call home in Japan.
Need help navigating your rental search? 📩 Feel free to contact me — I specialize in helping international clients find homes with confidence and ease.
