“So How Much Do I Actually Pay?” Move-in Costs, Made Clear
Deposit, key money, advance rent… a Japanese rental quote can look like a puzzle. We go through yours line by line, in English, Chinese or Japanese.
Move-in costs for a ¥80,000 apartment
Total ¥460,000
Example only. Your costs depend on the property and terms.
Worried about any of these?
“What will it cost in total?”
We worked out every item for ¥80,000 rent. For a real place, we explain your quote line by line.
See the example →“Do I get any of it back?”
Our table shows what comes back and what doesn’t. The deposit balance is returned after settlement.
See all costs →“Is the agent fee too high?”
1 month’s rent + tax, management fee not included. We explain it and get your consent before you sign.
About the agent fee →“Can I pay from abroad?”
Yes. Bank transfer, including international transfers.
See the FAQ →“I need to stay on budget.”
Tell us your budget. We look for places that fit, deposit and key money terms included.
Ways to save →
How we help
- Line by line: what each cost is for, and whether you’ll get it back.
- Built around your budget: we look for places that fit, deposit and key money terms included.
- Pay from abroad: bank transfer, including international transfers.
- Airport pickup on arrival day (optional): a private car from the airport to your new home. It’s an optional extra, separate from move-in costs, and quoted separately.
What’s in the bill?
| Item | In a nutshell | Do I get it back? |
|---|---|---|
| Deposit (shikikin) | Held in case of unpaid rent and similar | Yes (after settlement) |
| Key money (reikin) | A thank-you payment to the landlord | No |
| Agent fee | Paid to the real estate agent | No |
| Prorated rent and management fee | Rent for the rest of your move-in month | No |
| Advance rent and management fee | Next month’s rent, paid early | No |
| Guarantor company initial fee | Paid to the guarantor company | No |
| Fire insurance | Covers fire, water leaks and more | No |
| Lock change | A fresh lock for you | No |
| Other | 24-hour support, disinfection, parking, etc. | Depends on the item |
The deposit balance comes back after settlement when you move out. Some places have no key money. Agent fees are capped by law.
Example: what you’d pay for ¥80,000 rent
Assumptions (example) – Rent ¥80,000, management fee ¥5,000 (¥85,000 a month in total) – Deposit 1 month, key money 1 month – Agent fee: 1 month’s rent + tax (MYHOUSING’s fee, agreed with you before signing) – Lease starts April 16 (April has 30 days; prorated for the 15 days from the 16th to the 30th) – Advance rent: May – Guarantor company initial fee: 50% of the monthly total (example) – Fire insurance: ¥20,000 (2-year policy, example) – Lock change: ¥22,000 (incl. tax, example)
| Item | Calculation | Amount |
|---|---|---|
| Deposit | ¥80,000 × 1 month | ¥80,000 |
| Key money | ¥80,000 × 1 month | ¥80,000 |
| Agent fee (incl. tax) | ¥80,000 × 1.1 | ¥88,000 |
| Prorated rent and management fee (April 16–30) | ¥85,000 × 15 ÷ 30 days | ¥42,500 |
| Advance rent and management fee (May) | ¥80,000 + ¥5,000 | ¥85,000 |
| Guarantor company initial fee | ¥85,000 × 50% | ¥42,500 |
| Fire insurance | Example | ¥20,000 |
| Lock change | Example | ¥22,000 |
| Total | ¥460,000 |
- For comparison: at the legal default (the cap without consent) of 0.5 month + tax (¥44,000), the total would be ¥416,000.
- The agent fee is MYHOUSING’s. The guarantor, fire insurance and lock change amounts are just examples, not our fees or any specific property’s.
- Not included: 24-hour support, disinfection, parking, moving and furniture costs, and the airport pickup (quoted separately).
About our agent fee
MYHOUSING’s agent fee is 1 month’s rent + tax, without management or common-area fees. Japanese rules require the tenant’s prior consent※1, so we explain it and get your consent before you sign.
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A little more on each cost
- Deposit: when you hand the place back, what’s left after any deductions comes back to you※2.
- Key money: a thank-you to the landlord, so it isn’t returned. Some places don’t charge it.
- Prorated rent: rent for the rest of the month if you move in mid-month, usually “monthly amount × days ÷ days in the month” (it can vary by property).
- Advance rent: next month’s rent paid early. Move in near month-end and you’ll pay prorated rent and next month together.
- Guarantor fee: an initial fee plus yearly or monthly fees, depending on the company and plan.
- Fire insurance: not legally required, but most leases make it a condition.
- Lock change: it’s considered reasonable for the landlord to pay, but if your contract says the tenant pays, that clause is treated as valid※3.
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What’s typical? (for reference)
General levels from official statistics. These aren’t MYHOUSING’s fees or any specific property’s.
| Item | Typical level |
|---|---|
| Deposit | 51.9% of households paid one; exactly 1 month was most common (64.4%) |
| Key money | 43.1% paid it; exactly 1 month was most common (73.4%) |
| Agent fee | 48.0% paid one; exactly 1 month was most common (69.7%) |
| Guarantor company fee | Many companies charge 50% of monthly rent at the start, then ¥10,000 a year |
Sources are in the notes※4. There are no official statistics for fire insurance or lock changes.
Ways to keep costs down
- Look for places with no deposit, no key money, or some free rent
- Adjust your move-in date (month-end means prorated rent and next month overlap)
- Ask whether optional extras are really required
- Go through every line of the quote before you sign
Tell us your budget and we’ll look for places that fit.
And after you move in?
- Monthly: rent, management or common-area fee, and (depending on the plan) a monthly guarantor fee
- At renewal: a renewal fee if your contract has one, plus guarantor and fire insurance renewals
- When you move out: move-out costs are generally settled from your deposit following MLIT’s restoration guidelines※5.
FAQ
What do move-in costs include?
Usually a deposit, key money, agent fee, prorated rent, advance rent, the guarantor company's initial fee, fire insurance and a lock change. Some places add 24-hour support, disinfection or similar.
How much are move-in costs for ¥80,000 rent?
In our example (1 month deposit and 1 month key money, ¥5,000 management fee, move-in on April 16, agent fee of 1 month's rent + tax at ¥88,000), the total comes to ¥460,000. Check the actual amounts in each property's quote.
How much is MYHOUSING's agent fee?
1 month's rent + 10% consumption tax (1.1 months), calculated without management or common-area fees. Under the MLIT notice, charging the tenant 1 month requires the tenant's prior consent, so we explain it and get your consent before you sign.
Isn't a 1-month agent fee illegal?
No. If the tenant consented when engaging the agent, the agent can charge up to 1 month's rent × 1.1. Without consent, the cap is 0.5 month's rent × 1.1 (1970 Ministry of Construction Notice No. 1552, Part 4).
Can I pay move-in costs from overseas?
Yes. Bank transfers, including international transfers, are fine.
Is the airport pickup part of move-in costs?
No. The airport-to-new-home pickup on arrival day is an optional extra, quoted separately.
How is prorated rent calculated?
Usually "monthly amount × days ÷ days in the month". For ¥85,000 a month and a move-in on April 16: ¥85,000 × 15 ÷ 30 = ¥42,500. The method can vary by property or management company.
Is there any way to pay less up front?
Choose a place with no deposit, no key money or some free rent, adjust your move-in date, and ask whether optional extras are required. Tell us your budget and we'll look for places that fit.
How much does a guarantor company cost?
MLIT materials say many companies charge 50% of monthly rent at the start, then ¥10,000 a year. It varies by company and plan.
Questions? Just say hi
“What would move-in costs be for this place?” Send us that one line and we’ll work it out with you, in English, Chinese or Japanese.
- Phone: 03-6812-1501 (from overseas: +81-3-6812-1501)
- Hours: 10:00–19:00 (closed Wednesdays and Sundays)
- MYHOUSING (株式会社マイハウジング), ウェルシャン池袋605, 1-17-3 Higashi-Ikebukuro, Toshima-ku, Tokyo 170-0013
Notes and sources (official information)
- ※1 1970 Ministry of Construction Notice No. 1552, Part 4 (last amended 2024 by MLIT Notice No. 949;Japanese). For residential leases, the tenant can in principle be charged up to 0.5 month's rent × 1.1, or up to 1 month × 1.1 with the tenant's consent when the agent is engaged (the combined total from landlord and tenant also stays within 1 month × 1.1)
- ※2 Civil Code, Art. 622-2 (deposits)
- ※3 MLIT, Points to note on moving in and out of rental housing (Japanese)
- ※4 MLIT, FY2025 Housing Market Trends Survey (three major metro areas;households that moved into private rentals April 2024–March 2025;Japanese) ; MLIT, Current state of rent guarantee services (2016 industry survey;Japanese)
- ※5 MLIT, Guidelines on Restoration to Original Condition
This page is general information. Check actual amounts in the quote, the important matters explanation and the contract. (Information checked: October 31, 2026)