A monthly rent of ¥70,000 and a first payment of ¥350,000 do not
describe the same thing. The first number is one recurring charge.
The second can combine rent, refundable money and several one-time
contract costs.
Quick answer: Rebuild the invoice line by line.
Separate the amount that pays for occupancy, the amount that may later
be returned, non-refundable fees and charges that will repeat.
The figures below are an illustrative calculation, not a national
average, legal formula or quotation for a real property.
- Illustrative ¥350,000 Move-In Estimate
- Step 1: Identify What Pays for Occupancy
- Step 2: Separate Refundable Money
- Step 3: Mark Non-Refundable Initial Fees
- Step 4: Find Charges That Continue After Move-In
- Compare Apartments Using Four Totals
- Do Not Turn the Example Into a Rule
- Before You Accept the Total
- Official Reference Material
Illustrative ¥350,000 Move-In Estimate
| Item | Illustrative amount | What to verify |
|---|---|---|
| First or advance rent | ¥70,000 | Which dates the payment covers |
| Security deposit | ¥70,000 | Refund and deduction conditions |
| Key money | ¥70,000 | Whether it is non-refundable |
| Brokerage commission | ¥77,000 | Written amount and tax treatment |
| Initial guarantee fee | ¥35,000 | Renewal or monthly charges |
| Insurance | ¥15,000 | Provider, coverage and period |
| Lock or administrative charge | ¥13,000 | Exact service and whether it is required |
| Total | ¥350,000 | Illustrative total only |
The lesson is not that every ¥70,000 apartment costs ¥350,000.
The lesson is that several charges can be collected before the keys
are handed over.
Step 1: Identify What Pays for Occupancy
The invoice may contain prorated rent for the move-in month, a complete
month of advance rent or both. Write the covered dates beside every
rent line.
Two rent entries are not necessarily duplicate billing when they cover
different periods. They become a problem when the agency cannot show
which dates each entry covers.
Step 2: Separate Refundable Money
A security deposit may be returned after permitted deductions.
It should not be placed in the same mental category as key money,
commission or insurance.
Ask for the contract language governing:
- cleaning deductions;
- tenant-caused damage;
- unpaid rent or charges;
- the move-out inspection;
- the refund timetable;
- bank-transfer costs.
Step 3: Mark Non-Refundable Initial Fees
Key money, brokerage commission, the first guarantee fee and some
service charges may be non-refundable after a specified stage.
The exact rule depends on the payment and contract.
For each line, write:
- the legal or service recipient;
- what the fee purchases;
- when it becomes payable;
- what happens after rejection or cancellation;
- whether another version of the fee will recur.
Step 4: Find Charges That Continue After Move-In
The first invoice can hide the longer-term cost. Add the following
separately from the initial total:
- management or common-area fees;
- monthly guarantee-company charges;
- automatic payment fees;
- insurance renewal;
- lease renewal charges;
- support-service renewals;
- internet or equipment charges tied to the property.
An apartment with a smaller initial payment can still cost more over a
two-year stay when its recurring charges are higher.
Compare Apartments Using Four Totals
| Total | Include |
|---|---|
| Amount due before move-in | Every payment required before receiving the keys |
| Potentially refundable amount | Deposit or another explicitly refundable balance |
| Real monthly housing cost | Rent plus management and recurring contract charges |
| Expected stay cost | Initial, monthly, renewal, cancellation and move-out costs |
Do Not Turn the Example Into a Rule
The illustrative ¥350,000 total does not mean that move-in costs are
always five months of rent. A property can require less or more.
Campaigns can remove one fee while another property adds cleaning,
support, insurance or guarantee-company charges.
The reliable number is the current itemized estimate for the exact
property. The
complete apartment initial-cost guide
explains each major fee and how it may affect the full rental period.
Before You Accept the Total
- I know the dates covered by every rent payment.
- I separated refundable and non-refundable money.
- I identified all guarantee-company charges.
- I checked whether services are required or optional.
- I calculated the real monthly amount.
- I checked renewal and early-cancellation conditions.
- I know what happens if the application is rejected.
- I received the answers in writing.
When an estimate contains unexplained or conflicting entries, use the
rental-estimate red-flag checklist
before transferring money.
Official Reference Material
The Ministry of Land, Infrastructure, Transport and Tourism publishes
information and multilingual reference documents for foreign residents
renting housing in Japan.
Last reviewed: July 2026. The example is provided only to demonstrate
the calculation method. Confirm the actual estimate and contract for
the selected property.
