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Renting a flat in Japan: upfront costs
Typically 4 to 7 months of rent before you move in: a deposit of 1 to 3 months, key money of 0 to 2, an agent fee of 0 to 1, plus a guarantor and insurance.
Renting a flat in Japan typically takes about 4 to 7 months of rent before you move in. That covers a deposit of 1 to 3 months, key money of 0 to 2 months, an agent fee of 0 to 1 month, a guarantor or guarantee company and insurance. The range comes from the MLIT Apartment Search Guidebook and the Tokyo Metropolitan Government’s housing FAQ, so confirm the exact lines on any lease. Dollar figures use about ¥155 to US$1 and are rounded; you pay in yen, so check the rate.
What do you pay before you move in?
Expect 4 to 7 months of rent upfront, built from five lines:
| Cost | Typical amount |
|---|---|
| Deposit | 1 to 3 months of rent |
| Key money | 0 to 2 months of rent |
| Agent fee | 0 to 1 month of rent |
| Guarantor | Guarantee fee, often about half a month for 2 years |
| Insurance | $65 to $130 (¥10,000 to ¥20,000) |
| Total | About 4 to 7 months of rent, by region |
Every line has its own spread, and the total varies by region. Secondary guides give a narrower 4 to 6 months, so the top of the range is not universal. Compare the itemised list, not the rent alone. Renewal is a separate line: secondary guides put the renewal fee at about 1 month of rent, due at renewal and not at move-in.
What does a worked example look like?
On a flat at $645 (¥100,000) a month, the typical total of 4 to 7 months is $2,580 to $4,520 (¥400,000 to ¥700,000). The parts stack like this, using the top of each range:
- Deposit of 3 months: $1,940 (¥300,000).
- Key money of 2 months: $1,290 (¥200,000).
- Agent fee of 1 month: $645 (¥100,000).
Those three come to 6 months. The guarantee fee and insurance bring a high-end total toward 7. This is arithmetic on the published ranges, not a quote. Many leases cost less, because some listings skip key money and some agents charge nothing.
How does the deposit work?
The deposit is 1 to 3 months of rent. At move-out the remainder is returned after restoration costs are deducted. Ask for the lease wording on what counts as restoration before you sign.
What is key money?
Key money (reikin in Japanese) is a payment of 0 to 2 months of rent to the landlord that is not refunded. It is common in the Kanto region, which includes Tokyo, and some listings skip it. A listing with no key money is cheaper upfront, so compare it against the monthly rent.
What do the agent and the guarantor cost?
The agent fee runs from nothing to 1 month of rent. A guarantor or a guarantee company is required. The Tokyo FAQ gives an example guarantee fee of $385 (¥60,000) on $485 (¥75,000) rent, and says such fees are often about half a month for a 2-year guarantee. One secondary guide adds that a guarantee company may charge a yearly renewal fee of $65 to $130 (¥10,000 to ¥20,000).
How does a 6-month stay change the sums?
Upfront costs weigh more on a short stay. At $645 (¥100,000) a month, 6 months of rent is $3,870 (¥600,000), and a typical upfront total of $2,580 to $4,520 (¥400,000 to ¥700,000) is of the same order. The deposit of up to 3 months is mostly returned at move-out. Key money of up to 2 months is not, and 2 months is a third of a 6-month rent bill. For a stay that short, a furnished monthly let may compare better, if its own terms hold.
Can a nomad visa holder rent?
Unconfirmed. The nomad status issues no residence card, per the Immigration Services Agency, and no official page says whether landlords or guarantee companies accept a tenant on that status. The status rules are in Japan’s digital nomad visa.
Before you book Ask each agent whether a tenant with no residence card is accepted, and get the full list of upfront fees in writing before you transfer money.
What about furnished and monthly lets?
Furnished monthly providers advertise no key money and no guarantor, and share houses advertise 1 to 2 months upfront. These are the providers’ own claims, and no lease was read. A secondary guide reports a 1-year minimum for some furnished apartments, which does not fit a 6-month stay. Compare the minimum term with your visa window before you book.
What about UR housing and minpaku?
Minpaku, private short-stay lodging, may operate 180 days or fewer a year under the Private Lodging Business Act, per the Ministry of Land, Infrastructure, Transport and Tourism, and local ordinances can restrict it further. UR Urban Renaissance terms (key money, agent fee, guarantor) are not confirmed on official pages, so no figures are given.
Where next?
- Work from a desk instead of the flat: Japan coworking prices
- Connectivity once you move in: Wi-Fi, SIMs and eSIMs for remote work
- The visa window: Japan’s digital nomad visa
- Mountain towns within reach of Tokyo: Weekday city, weekend mountain
- The whole section: the Plan hub
Quick answers
How much money do I need to rent a flat in Japan?
Typically about 4 to 7 months of rent before you move in, depending on the region, per the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) Apartment Search Guidebook. On a $645 (¥100,000) flat that is $2,580 to $4,520 (¥400,000 to ¥700,000).
What is key money in Japan?
Key money (reikin) is a payment to the landlord of 0 to 2 months of rent that you do not get back. It is common in the Kanto region, and some listings skip it. The Tokyo Metropolitan Government's housing FAQ lists the range.
Is the security deposit refundable in Japan?
Mostly. The deposit is 1 to 3 months of rent, and the remainder is returned at move-out after restoration costs are deducted. Ask what the lease says is deducted.
Do I need a guarantor to rent in Japan?
Yes, a guarantor or a guarantee company. The Tokyo FAQ gives an example guarantee fee of $385 (¥60,000) on $485 (¥75,000) rent, and says fees are often about half a month of rent for a 2-year guarantee.
Can a nomad visa holder rent a flat in Japan?
Unconfirmed. The nomad status issues no residence card, and no official page says whether landlords accept that. Ask the agent before you pay anything.