一部アフィリエイトプログラムによる収益を得ています。
Key Money (礼金)
Key money, or reikin (礼金), is a non-refundable gratuity paid to the landlord when signing a lease. It’s not a deposit and will not be returned.
This practice started post-WWII, when housing was scarce and tenants offered money to thank landlords. It's still common in high-demand areas, but newer listings often waive it.
- Typical Range: 1 to 2 months’ rent
- Negotiable: Yes, especially in newer or foreigner-friendly listings
Security Deposit (敷金)
Security deposit or shikikin is refundable and used for unpaid rent, cleaning, or minor damage repair.
- Typical Range: 1 to 2 months’ rent
- Common Deductions: Cleaning, repairs, lost keys
In small leases, landlords may ask for more key money instead. In business leases, deposits help build trust without a guarantor.
Rent Guarantee Companies
Instead of a guarantor, most landlords ask tenants to sign with a rent guarantee company. This is common for foreigners.
- Major Providers: Nihon Safety, GTN, J-lease, Casa
- How it Works: You pay the company, they pay the landlord
- Initial Fee: 50–100% of one month’s rent
- Monthly Fee: ?500–?1,200
Agency Fee (仲介手数料)
This is a non-refundable commission paid to the real estate agency.
- Standard: 1 month’s rent + 10% tax
- Refundable: No, even if you cancel
Other Fees
Common Additional Rental Fees
| Fee | Amount | Description |
|---|---|---|
| Cleaning Fee | ?20,000–?50,000 | One-time or from deposit |
| Maintenance | ?3,000–?10,000/尘辞苍迟丑 | Shared building costs |
| Lock Exchange | ?10,000–?20,000 | Security measure |
| Fire Insurance | ?15,000–?20,000 | 2-year coverage |
| Renewal Fee | 1 month’s rent | Common in Tokyo area |
Example Cost Breakdown (Tokyo ?80,000 Rent)
Tokyo Rental Example
| Item | Amount | Notes |
|---|---|---|
| Rent | ?80,000 | First month |
| Key Money | ?80,000 | One-time |
| Deposit | ?0 | None |
| Agency Fee | ?88,000 | Incl. tax |
| Maintenance | ?5,000 | Monthly |
| Lock Exchange | ?15,000 | One-time |
| Fire Insurance | ?18,000 | 2 years |
| Guarantor Fee | ?40,000 | 50% rent |
| Total | ?326,000 | ~4.1x rent |
No Key Money Scenario
No Key Money Example
| Item | Amount | Notes |
|---|---|---|
| Rent | ?80,000 | ? |
| Key Money | ?0 | Waived |
| Deposit | ?0 | Waived |
| Agency Fee | ?88,000 | ? |
| Maintenance | ?5,000 | ? |
| Lock Exchange | ?15,000 | ? |
| Fire Insurance | ?18,000 | ? |
| Guarantor Fee | ?40,000 | ? |
| Total | ?246,000 | ~3.1x rent |
Tokyo vs Osaka
Rental Comparison: Tokyo vs Osaka
| Item | Tokyo (?120K) | Osaka (?80K) | Notes |
|---|---|---|---|
| Key Money | ?120,000 | ?0–?40,000 | Often waived in Osaka |
| Deposit | ?0–?120,000 | ?40,000 | Preferred in Osaka |
| Agency Fee | ?132,000 | ?88,000 | Incl. tax |
| Guarantor Fee | ?60,000 | ?40,000 | ~50% rent |
| Other Fees | ?20碍–?40碍 | ?15碍–?30碍 | Lock/Cleaning |
| Fire Insurance | ?18,000 | ?18,000 | Same nationwide |
| Total | ?350碍–?490碍 | ?246碍–?326碍 | Osaka cheaper |
Frequently Asked Questions
No, it’s legal but optional. It’s more common in older or high-demand units.
Yes. Most foreigners use a guarantor company instead of a personal guarantor.
The best time is between May and August, when there is less competition and more chances to negotiate on fees. Avoid February to April, which is the peak moving season due to job transfers and school enrollments.
It usually takes 1 to 3 weeks after signing the lease to move in. The timeline depends on the cleaning schedule, lock change, and how fast the guarantor company approves your application.
Some offer no key money, deposit, or agency fee — but other basic fees still apply.
Generally not. However, foreigner-friendly guarantor companies like GTN may cost more due to extra services.
Yes. Pet-friendly listings often charge extra rent and/or additional key money.
Conclusion & Links
Japan’s rental system can seem complex, but once you break down the costs, it's manageable. Use this guide to estimate and compare upfront costs.
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