Deposits, key money, agency fees — and why renting in Osaka works completely differently from renting in Tokyo.
Renting in Japan front-loads almost everything. Before you get the keys you typically pay four to six months of rent in one go — first month, a refundable deposit, non-refundable key money, an agency fee, guarantor and insurance. The exact mix depends heavily on the region: the Greater Tokyo 'shikirei' system and the Kansai 'hoshokin' system are genuinely different beasts. This guide breaks down every line, explains the regional split, and links to a calculator that totals it for your rent and area.
4-6x
rent paid upfront
2
regional systems
~40%
may be refundable
Move-in paperwork is dense with terms that have no English equivalent. These are the ones that decide how much you pay — and how much you get back.
A refundable security deposit, returned at move-out minus cleaning and repairs. The Kanto norm.
A non-refundable 'thank you' gift to the landlord. Pure cost — never returned.
The Kansai equivalent of shikikin — a larger upfront sum, partly refundable. Common in Osaka, Kyoto, Nagoya.
A fixed, non-refundable slice carved out of the hoshokin at move-out. Not a separate payment — it lowers your refund.
The broker's commission — usually up to one month of rent plus tax.
A paid service that stands in for a personal guarantor — typically 0.5-1 month of rent.
Here is a representative breakdown for a ¥80,000/month apartment in Greater Tokyo. Your total swings with the region and the specific property.
| Item | Typical amount | Refundable? |
|---|---|---|
| First month rent | ¥80,000 | No |
| Deposit (敷金) | 1-2 months | Yes |
| Key money (礼金) | 0-2 months | No |
| Agency fee (仲介手数料) | ~1 month + tax | No |
| Guarantor company | 0.5-1 month | No |
| Fire insurance | ¥15,000-20,000 | No |
| Lock change | ¥15,000-20,000 | No |
Only the deposit is meaningfully refundable, and even that is reduced by cleaning and any damage. Budget on the assumption that most of your upfront payment is gone for good.
The single biggest variable is where you rent. Two regions, two completely different deposit cultures.
You pay 敷金 (refundable deposit) plus 礼金 (non-refundable key money), each commonly 1-2 months. 'Zero-zero' apartments waive both but often charge higher rent or stricter screening.
Instead of shikirei you pay a larger 保証金 (3-5 months), then a fixed 敷引 is deducted at move-out. The headline deposit looks big, but part is structured to be returned.
The same rent can demand very different cash upfront — and a very different refund later. Comparing a Tokyo and an Osaka apartment on rent alone is misleading; compare total move-in cost.
Fukuoka and much of Kyushu also use 保証金/敷引, often with smaller deductions. Always confirm the local convention before signing.
Our move-in calculator carries regional presets — Kanto shikirei, Kansai/Tokai/Kyushu hoshokin — so the total reflects how rentals actually work where you're moving, including the 敷引 deduction.
Put your rent and region into the calculator for an exact upfront total.
