One of the biggest surprises for foreigners renting in Japan is the amount you pay before you even move in. Instead of just a deposit and first month, several separate fees are usually bundled together. Understanding each one helps you budget correctly and know what you might get back later.
Deposit (敷金 shikikin)
The deposit is money held by the landlord as security, often around one to two months of rent. It covers unpaid rent or damage beyond normal wear. Whatever is not used for cleaning or repairs is generally refundable when you move out, so keep the property in good condition.
Key money (礼金 reikin)
Key money is a one-off gift to the landlord, traditionally as thanks for renting to you. It is typically around one to two months of rent where it applies, though many modern and foreigner-friendly listings have zero key money. Unlike the deposit, key money is not refundable.
Agency fee
The agency that arranges the property charges a brokerage fee for finding the home, handling paperwork, and coordinating the contract. This is commonly up to about one month of rent plus tax. It is a service fee and is not returned to you.
Guarantor company fee
Most landlords now require a guarantor company (保証会社) rather than a personal guarantor, especially for foreign tenants. The company promises to cover unpaid rent, and you pay them a fee for this. It is often a portion of one month of rent at the start, sometimes with a smaller renewal charge later.
Insurance and first month
You will usually need fire and household insurance for the length of the lease, paid as a modest fixed amount. On top of that you pay the first month of rent up front, and sometimes a part-month if you move in mid-month. These are standard and expected.
What it adds up to
Put together, upfront move-in costs commonly land somewhere in the range of a few months of rent in total. The exact amount depends heavily on whether the property charges key money and how the guarantor and agency fees are set. Always ask for the full written breakdown before you decide.
Move-in costs do not have to be a mystery. Aura Homes gives you a transparent, itemised breakdown up front, points you toward foreigner-friendly properties that often skip key money, and arranges the guarantor company on your behalf. Book a free consultation and we will help you budget realistically for your move.
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