Estimating Upfront Move-In Costs in Japan

In Japan, the real estate market is well-established, and renting a place involves a bigger commitment compared to many other countries. While in some countries you may only need to pay the rent and a one-month deposit, in Japan, the initial cost can be three to four times the monthly rent. For instance, a recent customer mentioned that renting a place in Japan was more complicated and involved more paperwork than buying/selling a house in their home country.

Let's dive into the details of the costs involved when moving into a house in Japan.

Example: Renting in Osaka

Assume you're moving to Osaka and renting a 25-30 m² apartment downtown for approximately ¥70,000. You will need to budget for the following costs:

Initial Costs Breakdown

1. First Month’s Rent: ¥70,000
2. Deposit (Shikikin): Up to one or two months' rent, but for this example: ¥0
3. Key Money (Reikin): ¥70,000 to ¥140,000
4. Agent’s Commission: One month’s rent plus tax: ¥77,000
5. Guarantor Company Fee: One month’s rent plus tax: ¥77,000
6. Property Maintenance Fee: ¥3,000 to ¥10,000
7. Renters/Fire Insurance: ¥20,000 (for a two-year policy)
8. Lock Exchange Fee: ¥12,000
9. Cleaning Fees: From ¥0 to ¥80,000 (payable at the beginning or end)

Total Estimated Upfront Cost

In this example, you’ll need to pay around ¥350,000 upfront to the landlord and your agent, which is about five times the monthly rent. Additionally, budget for furniture and appliances (curtains, refrigerator, washer, etc.).

Detailed Breakdown of Costs

First Month’s Rent and Pro-Rating

You will need to pay the next month’s rent before the end of the current month. If you move in during the middle of the month, your rent will be pro-rated based on the number of days you actually rent in the first month. Rent is calculated from the start date of your lease, not your move-in date.

Deposit and Cleaning Fees (Shikikin)

The deposit (shikikin) is rare these days, often replaced by a cleaning fee payable at the beginning. This fee ranges from ¥10,000 to ¥80,000. Your landlord holds the deposit throughout your lease and uses it to cover unpaid rent or repairs beyond normal wear-and-tear.

Key Money (Reikin)

Key money is a gratuity paid to the landlord and is not returned upon vacating. It usually amounts to one to two months' rent. This practice stems from the post-war era of acute housing shortages. Not all landlords charge key money, but finding a no key money apartment often means compromising on quality.

Agent’s Commission

This is the fee paid to your real estate agent for their services. By law, the maximum charge is one month’s rent plus consumption tax. Be cautious of agents claiming zero fees, as they may introduce properties where the owner compensates them, often not the best options.

Guarantor Company Fee

A guarantor is required to cover your rent in case of default. Foreigners often need to use a guarantor company, which charges about one month’s rent. You will also need an emergency contact in Japan or your home country.

Property Maintenance Fee

This fee covers the maintenance of common areas (hallways, elevator, etc.) and can be included in the advertised rent or shown as a separate charge.

Property or Fire Insurance

Leases in Japan are typically signed for two-year terms, and property or fire insurance is required. This costs about ¥20,000 for a two-year policy and must be renewed with your lease.

Lock Exchange Fee

It is common for landlords to charge the tenant for changing the locks upon moving in.

Lease Renewal Fee

Most residential leases in Japan are renewable every two years, usually at no extra cost. However, exceptions exist, so ensure your agent clarifies this.