Initial Costs (Shokihi)

初期費用 · Shoki Hiyō

Deposit, key money, agency, guarantor — why signing costs 4–6 months of rent, and how to shrink it.

CODE: HOUSE-COST

TYPICAL TOTAL 4–6 MO RENT

REFUNDABLE DEPOSIT ONLY

BIGGEST LEVER REIKIN ZERO

TAX ON FEES +10% ON SOME

BUREAUCRACY FRICTION

Documentation rigor 2 / 5 (LOW)

Processing wait 1 / 5 (LOW)

Interview demand 1 / 5 (LOW)

Cost burden 4 / 5 (HIGH)

Nothing to file — but the invoice quietly decides your first half-year budget.

Mandatory Submission Pack

Verify each asset before the immigration desk sees it.

0 OF 4 PACKED

Shikikin — Deposit (敷金) REFUNDABLE Usually 1–2 months, refundable minus cleaning and damage. The only fee that comes back.
Reikin — Key Money (礼金) SUNK Usually 0–2 months, paid to the landlord as pure gratuity. Sunk forever — filter zero-reikin first.
Chukai — Agency Fee (仲介手数料) NEGOTIABLE Up to about a month of rent plus 10% consumption tax. Some agents discount to half a month.
Guarantor + Lock + Insurance + First Rent REQUIRED Guarantor company (often 50–100% of a month), lock exchange (~¥16,500), fire insurance (~¥18,000/2yr), plus the first month up front.

初期費用シミュレーター // MOVE-IN ENGINE

Move-In Cost Simulator

Set the rent and toggle each fee. Watch the signing total split into refundable deposit and sunk money — then chase the reikin-zero lever.

LEASE TERMS INPUT

SHOKIHI_BASE

MONTHLY RENT (家賃) STEP: ¥5K

¥90,000 JPY / MO

¥40K¥170K¥300K

SHIKIKIN DEPOSIT (敷金)

REIKIN KEY MONEY (礼金)

AGENCY FEE (仲介 · +10% TAX)

GUARANTOR (保証 · +10% TAX)

ESTIMATES — LOCK ¥16,500 + INSURANCE ¥18,000 FIXED · AGENT SHEET WINS

CASH AT SIGNING: 5.0 MO RENT ¥363,000 SUNK

ESTIMATED MOVE-IN TOTAL (初期費用)

¥453,000

REFUNDABLE (DEPOSIT) ¥90,000

SUNK FOREVER ¥363,000

FEE COMPOSITION

Deposit Key money Agency Guarantor Lock+Ins. First rent

ZERO-REIKIN LEVER — same rent, no key money: save ¥90,000

内訳

Line-by-Line Breakdown

WHAT EACH YEN IS

−¥453,000

Shikikin deposit × 1¥90,000refundable

Reikin key money × 1¥90,000sunk

Agency × 1 + tax¥99,000sunk

Guarantor 50% + tax¥49,500sunk

Lock exchange + fire insurance¥34,500sunk

First month rent¥90,000prepaid

General information only — immigration rules change and cases vary. Confirm with the Immigration Services Agency or a registered specialist before acting.