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Japanese Rental Costs Explained: Shikikin, Reikin, and All the Fees You Need to Know
Japanese Rental Costs Explained: Shikikin, Reikin, and All the Fees
One of the biggest surprises for foreigners moving to Japan is the high upfront cost of renting an apartment. Unlike many countries where you only pay first month's rent and a deposit, Japan has a more complex system with several additional fees. This guide explains every charge so you know exactly what to expect.
The Full Breakdown of Move-In Costs
For a ¥70,000/month apartment, your total upfront costs could easily reach ¥300,000–¥420,000. Here's why:
敷金 (Shikikin) — Security Deposit
Amount: Typically 1–2 months' rent
Refundable: Yes, partially or fully at the end of your tenancy
This is the standard security deposit, similar to what you'd pay in most countries. The landlord holds it and may deduct costs for cleaning, repairs, or damage beyond normal wear and tear when you move out. Original-condition restoration (原状回復) rules can be disputed — always document your apartment's condition when moving in with photos.
礼金 (Reikin) — Key Money
Amount: 0–2 months' rent
Refundable: No — this money is gone forever
礼金 is a uniquely Japanese custom: a non-refundable "thank you" payment to the landlord, with roots going back decades. The good news is that key money is increasingly being phased out. Many modern listings, especially those targeting foreign residents, now offer 礼金なし (zero key money). Always look for this when searching.
仲介手数料 (Chūkai Tesūryō) — Agency Fee
Amount: Usually 1 month's rent + 10% consumption tax
Refundable: No
This fee is paid to the real estate agency that handled your rental. It's standard practice in Japan and legally capped at 1 month's rent. Some agencies may advertise reduced fees — worth shopping around.
前家賃 (Mae Yachin) — Advance Rent
Amount: 1 month (or pro-rated if you move in mid-month)
Refundable: No (it's your first month's rent)
Simply your first month's rent, paid upfront before you receive the keys.
火災保険 (Kasai Hoken) — Fire Insurance
Amount: ¥15,000–¥20,000 per year (paid upfront for 2 years)
Refundable: Partially, if you cancel early
Fire insurance is mandatory for all rental properties in Japan. Your agent will typically arrange it, though you have the right to choose your own provider. The 2-year premium is usually paid at contract signing.
保証会社費用 (Hoshō Gaisha) — Guaranty Company Fee
Amount: Usually 0.5–1 month's rent (initial); 1–2万円/year renewal
Refundable: No
Most modern landlords require tenants to use a guaranty company (保証会社) instead of a personal guarantor. They act as your guarantor for a fee. Foreign residents will almost always be asked to use one.
鍵交換費用 (Kagi Kōkan) — Lock Replacement
Amount: ¥15,000–¥30,000 (one-time)
Refundable: No
Standard practice in Japan — the landlord replaces the locks between tenants for security. Usually a fixed fee.
Total Cost Example
For a ¥70,000/month apartment:
| Item | Amount |
|---|---|
| 敷金 (2 months) | ¥140,000 |
| 礼金 (1 month) | ¥70,000 |
| Agency fee (1 month + tax) | ¥77,000 |
| Advance rent (1 month) | ¥70,000 |
| Fire insurance (2 years) | ¥30,000 |
| Guaranty company fee | ¥35,000 |
| Lock replacement | ¥20,000 |
| Total | ¥442,000 |
How to Reduce Move-In Costs
- Find 礼金なし listings — zero key money listings are common now
- Negotiate 敷金 — some landlords will accept 1 month instead of 2
- Choose a foreigner-friendly agency — Shin Housing offers transparent, competitive fees
- Move in mid-month — you'll pay pro-rated rent instead of a full month advance
Ongoing Costs After Move-In
Don't forget these recurring costs:
- Monthly rent — obviously
- 管理費 (Kanri-hi) — Building management fee, usually ¥3,000–¥10,000/month
- 更新料 (Kōshinryō) — Lease renewal fee, typically 1 month's rent every 2 years
- Utilities — Electricity, gas, water (set up separately in Japan)
Shin Housing provides full cost transparency for every listing. Browse properties with no hidden fees →