Living in Japan

Renting an Apartment in Japan: Key Money, Guarantors and Tips

By JAPN Published · Updated

Renting an Apartment in Japan: Key Money, Guarantors and Tips

The Rental System

Japanese apartment rental involves unique upfront costs: shikikin (security deposit, 1 to 2 months rent), reikin (gift money to the landlord, 0 to 2 months, non-refundable), chuukai tesuuryou (agent fee, 1 month), and the first month’s rent. Total move-in costs can reach 4 to 6 months’ rent before you sleep a single night. Some modern apartments advertise zero reikin and zero shikikin but may charge higher monthly rent. A guarantor (hoshounin) is typically required, either a Japanese individual or a guarantor company (hoshokaisha) charging 50 to 100 percent of one month’s rent.

Apartment sizes are measured in tatami-mat units: a 6-jo room is 6 tatami mats (roughly 10 square meters). Floor plans use codes: 1K means one room plus kitchen, 1DK adds a dining area, 1LDK adds a living room. Appliances are often not included: you may need to purchase a refrigerator, washing machine, and sometimes lighting fixtures and curtain rods. GaijinPot Apartments, Real Estate Japan, and Suumo (Japanese) list available properties. Leopalace21 and other furnished apartment services cater to foreigners with simplified contracts.

Foreigner-Friendly Options

Finding landlords willing to rent to foreigners remains challenging despite anti-discrimination guidelines, as some property owners cite concerns about language barriers and cultural differences. Using an agent who specializes in foreigner rentals (GaijinPot, Plaza Homes, Sakura House) navigates this barrier. Share houses, where residents have private rooms with shared kitchen and living spaces at 40,000 to 70,000 yen monthly including utilities, provide an affordable, social alternative that avoids the heavy upfront costs of traditional rental.

The Japanese Rental System

Japanese apartment rentals involve substantial upfront costs that surprise newcomers. Beyond the first month’s rent, expect: shikikin (refundable security deposit) of one to two months’ rent, reikin (non-refundable “key money” or gratitude payment to the landlord) of zero to two months’ rent, real estate agent fee of one month’s rent, and guarantor company fee of 50 to 100 percent of one month’s rent. Total move-in costs for a 70,000 yen apartment can reach 350,000 to 500,000 yen. The guarantor company (hosho-gaisha) replaces the traditional personal guarantor requirement, with companies like JID, Casa, and Global Trust charging annual fees. Foreigner-friendly real estate agencies like GaijinPot Apartments, Real Estate Japan, and Suumo’s English listings specialize in properties where landlords accept foreign tenants, since some landlords still refuse non-Japanese renters regardless of visa status or financial qualification.

Apartment sizes in Japan are measured in jo (tatami mat units, where one jo equals approximately 1.65 square meters) or square meters. A typical single-person apartment (1K or 1R layout) ranges from 15 to 25 square meters with a combined living/sleeping room, tiny kitchen, bathroom with a deep soaking tub, and a separate toilet. The 1LDK layout (one bedroom, living-dining-kitchen) at 30 to 40 square meters accommodates couples. Japanese building standards require earthquake resistance but not sound insulation, so thin walls and audible neighbors are common in older buildings.

The Unique Japanese Rental System

The Japanese apartment rental system involves several fees that surprise foreign renters. Reikin (key money, a non-refundable gift to the landlord) typically equals one to two months’ rent. Shikikin (security deposit) also runs one to two months’ rent and is partially refundable upon move-out, minus cleaning and repair costs. Agency fees (chuukai tesuuryou) of one month’s rent go to the real estate agent. Combined with the first month’s rent and guarantor company fees (hoshounin kaisha, 50 to 100 percent of one month’s rent for foreigners who lack a Japanese guarantor), the total upfront cost to move into a 70,000-yen apartment can reach 350,000 to 500,000 yen.

Landlord discrimination against foreign tenants remains a real obstacle, with some listings explicitly stating gaikokujin fuka (foreigners not accepted). Using a real estate agent experienced with foreign clients helps navigate this. Agencies like GaijinPot Apartments, Real Estate Japan, and Sakura House specialize in foreigner-friendly listings. Share houses (sheaa hausu) like those operated by Oakhouse and Social Apartment provide furnished rooms with shared common areas at 50,000 to 80,000 yen monthly in Tokyo, with no key money or guarantor requirements, making them an accessible first landing spot for new arrivals.

This content is for informational purposes only and reflects independent research. Details may change — verify current information before making travel plans.