Before you move in, expect to pay several months' worth of rent in upfront fees. This surprises almost every expat.
| Item | Typical Amount | What it is |
|---|---|---|
| Key Money (礼金) | 0–2 months | Non-refundable "gift" to the landlord. A post-war holdover. Not universal, but still common in premium properties — and negotiable if your agent pushes back. |
| Security Deposit (敷金) | 1–2 months | Refundable in part. Used to cover damages or cleaning at move-out. Deductions are often disputed — good move-in documentation protects you. |
| Agency Fee (仲介手数料) | 1 month + tax | Standard brokerage commission. By law it can be split between landlord and tenant, but tenants usually pay the full amount in practice. |
| Guarantor Company (保証会社) | 0.5–1 month | Required for most leases. Foreign nationals almost always need this — it acts as a co-signer and rental insurance combined. |
| Fire Insurance (火災保険) | ¥15,000–30,000 / 2yr | Mandatory. Covers fire, water damage, and theft. Usually arranged through the agent. |
| First Month's Rent | 1 month (prorated) | Paid at signing. |
| Total to budget | 4–6 months' rent | For a ¥300,000/mo apartment, budget ¥1.2M–¥1.8M to move in. |
⚠️ Key money is negotiable — but only if you know to ask, and only if your agent is willing to advocate for you. Most agents won't push back because it doesn't benefit them. Yasuhiro does.
Many landlords — particularly owners of high-end properties — are reluctant to rent to non-Japanese tenants. I know which buildings genuinely welcome foreign tenants, and which aren't worth applying to.
Japan's rental standard (原状回復) requires returning the property to its original condition — often interpreted aggressively. Good move-in documentation is your best protection.
Most leases are 2-year fixed-term with a renewal fee (更新料) of 1 month's rent. This is often omitted from initial quotes. Always ask about renewal terms before signing.
The Japanese rental market is almost entirely unfurnished. Serviced apartments exist but command a significant premium. I can help source quality furniture quickly for clients who need to move fast.
"The biggest mistake I see expat executives make is relying solely on their company's HR department for housing. HR's job is to manage costs — not to find you the best apartment. That's what I do."