Rental Initial Cost Calculator for Japan (Deposit, Key Money, Agent Fee)
Renting in Japan usually means paying a deposit, key money, an agent fee and prepaid rent before you move in. Enter the monthly rent and each item to estimate the total and a breakdown. Add your annual income to see a rule-of-thumb rent range (one-third or one-quarter of monthly gross income). This is only an estimate; check the quote and the contract explanation for the exact amounts. If you are thinking about buying instead, try the Mortgage Prepayment Calculator.
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Property terms and upfront costs
Rent guide (optional)
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Notes
- This is an estimate, not a guarantee of any contract or amount, and not real estate or financial advice. Check the quote and the contract explanation from the agent for the actual figures.
- The agent fee is rent (excluding the management fee) times the number of months times 1.1 for 10% consumption tax. As a guide, Japanese law caps the combined fee from landlord and tenant at one month of rent plus tax.
- Prorated rent is the move-in month rent plus management fee divided over 30 days. The actual day count and start date depend on the contract.
- The deposit is returned after deducting restoration costs when you move out, so it is included in the total and a total excluding the deposit is shown too. Key money is not returned.
- Guarantee fees, fire insurance and lock change costs vary widely by property and company. The defaults are only examples. Renewal fees and move-out costs are not included.
- Income is treated as gross. One-third of monthly income is a general rule of thumb; a comfortable rent depends on your income and living costs.
Glossary
Security deposit (shikikin)
Money left with the landlord to cover unpaid rent and restoration costs. The balance is returned at move-out after deductions.
Key money (reikin)
A non-refundable payment to the landlord. Unlike the deposit, it is not returned. Many properties now advertise no key money.
Agent fee (chukai tesuryo)
A fee paid to the real estate agent who arranged the contract. The legal cap is one month of rent plus tax in total, and the tenant normally pays about half of that unless agreed otherwise.
Prepaid rent (mae-yachin)
Rent paid in advance at move-in, typically for the following month, on top of the prorated rent for the move-in month.
Guarantor company
A company that guarantees your rent in place of a personal guarantor. A typical initial fee is 50 to 100% of one month of rent plus fee, and some charge yearly renewals.
FAQ
How many months of rent are upfront costs in Japan?
Roughly four to six months of rent is common. A deposit and key money of one month each, the agent fee, prepaid rent, guarantee fee, insurance, lock change and moving add up. Properties with no deposit or key money cost less.
How is the agent fee calculated?
It is rent (excluding the management fee) times the months you enter times 1.1 for 10% consumption tax. The legal cap is one month of rent plus tax in total; whether the tenant pays all or half depends on the contract.
What is the "one-third of monthly income" rent rule?
It is a rule of thumb that rent should be at most one-third of your gross monthly income. It is only a guide, so a one-quarter figure is shown as a more comfortable target. Your own expenses and savings matter more.
Is the security deposit counted in the total?
Yes, because you pay it at move-in. Part or all of it may come back after restoration costs are deducted, so a total excluding the deposit is shown separately. Key money is never refunded.
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