How it is calculated
Deposit = rent × months / Key money = rent × months Agent fee = rent × months (up to 1) + 10% consumption tax Guarantor fee = (rent + fee) × guarantor rate Move-in month rent = (rent + fee) × remaining days ÷ days in month Move-in costs = items above + next month’s rent (maeyachin) + fire insurance + lock replacement + other
- Shikikin (deposit): Refundable when you leave, minus unpaid rent and restoration costs you are responsible for.
- Reikin (key money): A non-refundable gift to the landlord, commonly 0–2 months; many listings have none.
- Agent fee (chukai tesuryo): By law, the total the agent receives from landlord and tenant combined cannot exceed one month’s rent plus tax, and for homes the tenant pays at most half a month plus tax unless they agreed to more when requesting the agent’s services. In practice one month from the tenant (with consent) is common, but half a month or zero also exists.
- Guarantor company: Replaces a personal guarantor; often 50–100% of monthly rent in the first year plus an annual renewal fee (around ¥10,000).
Typical ranges
| Item | Common range |
|---|---|
| Deposit | 0–2 months |
| Key money | 0–2 months |
| Agent fee | 0.5–1 month + tax |
| Guarantor first-year fee | 50–100% of monthly rent + fee |
| Fire insurance | ¥15,000–¥20,000 for 2 years |
| Lock replacement | ¥15,000–¥25,000 |
Varies by management company, area and property. Optional extras such as disinfection or a 24-hour support service can bring lock replacement and extras to around ¥30,000. The calculator defaults are examples.
Example: ¥80,000 rent + ¥5,000 fee, moving in on November 16
One month each of deposit, key money and agent fee, a 50% guarantor fee and next month’s rent paid in advance. November has 30 days, so 15 days from the 16th are prorated.
| Item | Amount (¥) |
|---|---|
| Deposit (1 month) | 80,000 |
| Key money (1 month) | 80,000 |
| Agent fee (¥80,000 + tax) | 88,000 |
| Guarantor fee (¥85,000 × 50%) | 42,500 |
| Prorated November rent (¥85,000 × 15/30) | 42,500 |
| December rent (maeyachin) | 85,000 |
| Fire insurance | 20,000 |
| Lock replacement | 16,500 |
| Total | 454,500 |
About 5.3 times the monthly rent + fee of ¥85,000.
Things to watch
- Some management companies prorate by 30 days instead of the actual days in the month. If you move in late in the month, paying the next month’s rent as well is normal.
- Under the Ministry of Land, Infrastructure, Transport and Tourism guidelines, normal wear and aging are the landlord’s cost when you move out, but check the contract for flat cleaning-fee clauses.
- Renewal fees (in the Tokyo area often about one month’s rent every 2 years; many regions have none) and early-termination penalties (e.g. one month if you leave within a year) are not move-in costs but are worth checking before signing.
- A common rule of thumb keeps rent under one third or 25% of take-home pay, but judge it against your living costs and savings plan.
Frequently asked questions
How can I lower move-in costs?
Look for listings with no deposit or key money, discounted agent fees or free rent for the first month. These often come with move-out fees or early-termination penalties.
What if I have no guarantor?
Most leases use a guarantor company instead. Some management companies designate multilingual guarantor companies for foreign residents.
How much of the deposit comes back?
Everything except unpaid rent and repair costs for damage you caused. Normal wear such as sun fading is in principle not deducted.