Standard Lease Guide: What Move-in Costs Include — and 5 Ways to Cut Them
The widest selection and total freedom — at 4.5–5 months' rent upfront.
Know the breakdown and you'll see exactly what can be trimmed.
The breakdown (≈ ¥320,000–350,000 on a ¥70,000 room)
| Item | Typical | Cuttable? |
|---|---|---|
| Deposit (shikikin) | 1 month | ○ Zero-deposit units exist |
| Key money (reikin) | 1 month | ◎ Target zero-key-money units |
| Agency fee | 1 month + tax | ◎ Some agencies charge half or none |
| Advance rent | 1–1.5 months | △ Depends on move-in date |
| Fire insurance | ¥15,000–20,000 | ○ Sometimes your choice |
| Guarantor company | 0.5–1 month | × Nearly always required |
| Lock change | ¥15,000–20,000 | △ Recommended for security |
5 ways to save ¥100,000
- 1. Hunt zero-deposit / zero-key-money units — key money never comes back; cutting it saves a full month's rent.
- 2. Compare agency fees — the same room can cost tens of thousands of yen less through a half-fee or no-fee agency.
- 3. Avoid peak season (Jan–Mar) — negotiation works far better in the May–Aug off-season.
- 4. Question "designated" insurance and lock fees — sometimes you can bring your own.
- 5. Lower the rent itself — choose the right area — ¥10,000 less rent means ≈ ¥50,000 less upfront and ≈ ¥290,000 less over two years. The biggest saving happens before the apartment hunt: picking the area.
The area decides the total
On the same train line, moving your search 2–3 stations changes the market rent dramatically. Local-only stations beat express stops; the neighbor of a famous district beats the district itself. Use our rent map to compare affordable, livable areas within your commute.
オークハウス（Oakhouse）
If standard lease costs are the hurdle, Oakhouse apartment-type units skip the deposit, key money, and agency fees — a much cheaper way to start living on your own.（No deposit / No key money / No agency fee）
Find low-cost apartments →
Read next
・Cut costs further → Furnished studios / Share houses
・Not sure where to live → Compare areas by rent
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