Share House Tokyo Deposit + Initial Cost Guide (No Key Money, No Guarantor)

# Share House Tokyo Deposit + Initial Cost Guide (No Key Money, No Guarantor) The biggest reason foreigners choose Tokyo share houses over traditional apartments isn't the monthly rent — it's the **upfront cost**. A traditional Tokyo rental requires ¥400,000-¥800,000 cash on the table before you get keys. A Modern Living Tokyo share house: ¥80,000-¥150,000. This guide breaks down every potential cost so you know exactly what to expect. For the full anchor reference, see our [Tokyo share houses guide](/share-houses). ## What's the typical upfront cost for a Tokyo share house? For a Modern Living Tokyo share house, the standard upfront costs are: | Cost | Amount | Notes | |------|--------|-------| | Reservation fee | ¥20,000 | One-time, secures your room | | First month's rent | ¥40,000-¥120,000 | Prorated if you move in mid-month | | Optional bedding rental | ¥0-¥19,000 | Skip if you bring your own | | **Total typical** | **¥60,000-¥160,000** | | **No** key money. **No** security deposit on most rooms. **No** guarantor company fee. **No** agency fee. **No** insurance fee. **No** lock change fee. This is the entire upfront cost. The next payment is one month later when your second month's rent is due. ## How does this compare to a traditional Japanese rental? A traditional Tokyo unfurnished apartment requires upfront: | Cost | Typical amount | |------|----------------| | Security deposit (敷金 shikikin) | 1-2 months rent (¥80K-¥240K, sometimes refundable) | | Key money (礼金 reikin) | 1-2 months rent (¥80K-¥240K, **non-refundable**) | | Agency fee | 1 month rent + tax (¥88K-¥132K) | | Guarantor company fee | 50-100% of monthly rent (¥40K-¥120K) | | Fire insurance | ¥15K-¥25K | | Lock change | ¥15K-¥25K | | First month's prorated rent | varies | | **Total typical** | **¥400,000-¥800,000+** | Plus you'll spend another ¥350,000-¥550,000 on furniture and appliances for an unfurnished unit. **Total cash needed to move into a traditional Tokyo apartment: ¥800K-¥1.4M.** **Total cash needed to move into a Modern Living Tokyo share house: ¥80K-¥160K.** That's a **¥640K-¥1.24M difference upfront** — months or years of savings for many residents. ## What about security deposit specifically — is it really ¥0? For most Modern Living Tokyo share-house rooms: **yes, ¥0 security deposit**. A few premium rooms (large private, ensuite bathroom, top buildings) require a small refundable deposit, typically ¥30,000-¥50,000, returned at move-out less any documented damage. This is shown on the individual listing before you book. Traditional Japanese rentals: 1-2 months rent as deposit, with typical 60-80% deducted at move-out for "wear and tear" (the actual refund percentage varies but rarely 100%). ## What about the reservation fee — is it refundable? The ¥20,000 reservation fee is **non-refundable** if you cancel after booking. It's your commitment to the room — once paid, we hold that room for you and stop showing it to other applicants. However, if Modern Living Tokyo cancels (unit becomes unavailable for reasons on our side), you're fully refunded. Edge case: in our 20-year operation we've cancelled reservations <1% of the time, almost always due to documented building issues. If you're shopping around, **don't reserve until you're 90%+ sure**. Use our messaging support to clarify any concerns before paying. ## What payment methods can I use for upfront costs? Modern Living Tokyo accepts: - **Credit card** — Visa, Mastercard, American Express - **Debit card** — major brands - **Wise (TransferWise)** — best for international residents to avoid exchange-rate losses - **PayPal** — for some bookings - **Japanese bank transfer (Mitsubishi UFJ)** — for residents already in Japan - **Cash** — accepted on check-in for any remaining balance About 50% of international residents pay reservation + first rent via Wise (it has the best exchange rates for non-JPY currencies). Credit card is the next most common. ## What about ongoing monthly payments? Once you're in, monthly rent is due **on the 1st of each month** (or the date corresponding to your move-in if mid-month). Payment options: - Credit card (auto-charge or manual) - Bank transfer (Japanese bank account required for this method) - Wise (international transfer) - Cash (at the building or our office) Most long-stay residents set up Japanese bank transfer once they have a local account, since it's fee-free. Short-stay residents typically use credit card or Wise. ## Are there any other fees I should expect? A few situational fees: - **Bedding rental:** ¥12,000-¥19,000 one-time IF you don't bring your own sheets/duvet - **Pet allowance:** ¥10,000-¥20,000 setup IF you have a small dog/cat (only in pet-friendly buildings) - **Extra resident:** ¥5,000-¥10,000/month surcharge IF you want a 3rd person beyond the 2-adult listing - **Parking:** ¥15,000-¥35,000/month at buildings with on-site parking - **Late payment fee:** Small fee per the rental agreement IF rent is paid >5 days late All shown transparently on each listing before you book. ## What about move-out fees? **Modern Living Tokyo charges no separate move-out fee** for normal wear-and-tear. You give 30 days' notice, hand back the keys on move-out day, we deep-clean professionally for the next resident at our cost. If you've caused unusual damage (broken window, cigarette burns in non-smoking room, etc.), the rental agreement specifies the repair cost. If you had a refundable deposit on a premium room, it's returned within 30 days of move-out, less any documented damage. ## Can I get a payment plan for the initial cost? For most residents, the standard ¥60K-¥160K upfront is small enough to be affordable. But if you need flexibility, message us — we sometimes accommodate: - **Split first-month rent** across 2-3 payments (for residents arriving with limited cash) - **Delayed bedding fee** added to second-month invoice instead of upfront - **Payment in installments** for stays >6 months in some cases These aren't advertised but we work with residents case-by-case. The reservation fee itself isn't splittable — that's the room-hold mechanism. ## Total cost comparison: 6-month Tokyo share house stay For a ¥65,000/month share house room over 6 months: - Reservation fee: ¥20,000 - 6 months rent: ¥390,000 - Optional bedding: ¥15,000 (or ¥0 if you bring your own) - **Total: ¥410,000-¥425,000** Compare to 6 months in a traditional unfurnished apartment (¥90K/mo, central): - Upfront fees: ¥500,000 - 6 months rent: ¥540,000 - Furniture: ¥400,000 - Move-out costs: ¥70,000 - Furniture resale recovery: -¥80,000 - **Total: ¥1,430,000** Share house: **¥1,000,000+ cheaper** for the same 6-month stay. ## Related guides - **Anchor:** [Share houses in Tokyo — full guide](/share-houses) - [Tokyo share house cost breakdown 2026](/blog/tokyo-share-house-cost-breakdown-2026) - [Share house vs apartment in Tokyo: which fits your budget](/blog/share-house-vs-apartment-tokyo-budget) - [Hidden costs of Tokyo furnished apartments](/blog/hidden-costs-tokyo-furnished-apartments) ## Ready to skip the ¥800K upfront? [Browse Modern Living Tokyo's 300+ share-house rooms](/share-houses) — ¥80K-¥160K total upfront, no key money, no guarantor, no agency fees.