Furnished vs Unfurnished Apartments in Tokyo: 12-Month True Cost Compared

# Furnished vs Unfurnished Apartments in Tokyo: 12-Month True Cost Compared If you compare just the monthly rent, an **unfurnished apartment in Tokyo looks 20-30% cheaper than furnished** — but once you add upfront fees, furniture, utilities setup, and move-out costs, the unfurnished route usually ends up **¥300,000-¥600,000 more expensive** over a 12-month stay. This guide breaks down the real numbers so you can decide which actually fits your situation. For the full anchor reference, see our [Tokyo furnished apartments guide](/furnished-apartments-tokyo). ## What's the real upfront cost difference between furnished and unfurnished in Tokyo? A traditional unfurnished apartment in Tokyo typically requires **¥600,000-¥1,200,000 upfront** before you even unpack: - **Deposit (敷金):** 1-2 months rent (refundable, but cleaning fees deducted) - **Key money (礼金):** 1-2 months rent — **non-refundable**, "thank you" to the landlord - **Agency fee:** 1 month rent + tax - **Guarantor company fee:** 50-100% of monthly rent - **Fire insurance:** ¥15,000-¥25,000 - **Lock change:** ¥15,000-¥25,000 - **First month's prorated rent:** varies A Modern Living Tokyo **furnished apartment costs only ¥20,000-¥30,000 reservation fee + first month's rent** upfront — typically **¥120,000-¥250,000 total** to get the keys. That's a **¥400,000-¥1,000,000 upfront cash difference** before you've even bought a single piece of furniture. ## How much does furnishing an unfurnished Tokyo apartment cost? Buying the minimum furniture and appliances to live comfortably in an unfurnished Tokyo apartment runs **¥350,000-¥550,000**: | Item | Budget (¥) | Quality (¥) | |------|------------|-------------| | Bed + mattress | 30,000 | 80,000 | | Refrigerator | 40,000 | 80,000 | | Washing machine | 35,000 | 70,000 | | Microwave | 8,000 | 18,000 | | Air conditioner (often included) | — | 80,000 | | Desk + chair | 20,000 | 50,000 | | Wardrobe / storage | 15,000 | 40,000 | | Curtains | 10,000 | 25,000 | | Lighting fixtures | 8,000 | 20,000 | | Cookware + dishes | 15,000 | 35,000 | | Bedding (sheets, futon, pillows) | 12,000 | 30,000 | | Vacuum / cleaning | 10,000 | 25,000 | | **Total** | **¥203,000** | **¥553,000** | This assumes you buy new from Nitori or similar mid-range stores. Used furniture via Mercari can cut 40-50% off, but you spend weeks coordinating pickups (and shipping is expensive). A furnished apartment includes **all** of this from day one. You arrive with a suitcase. ## What about utilities setup costs? Setting up utilities in an unfurnished apartment requires: - Electricity contract (TEPCO or equivalent) — usually free to start, but you need a Japanese phone number and bank account - Gas (Tokyo Gas) — requires a technician visit to turn on (¥3,000-¥5,000 service fee in some cases) - Water (city water department) — bank account required - Wi-Fi installation — **¥30,000-¥50,000 setup**, ¥4,500-¥6,000/month thereafter, often locked into a 2-year contract with cancellation fees Total utility setup: **¥35,000-¥60,000** plus weeks of waiting for appointments. All of this is included in a furnished rental from day one. ## What's the move-out cost difference? When you leave an unfurnished apartment: - **Cleaning fee deducted from deposit:** ¥30,000-¥80,000 typical - **Repairs / wall damage:** ¥0-¥100,000 if landlord disputes wear - **Furniture disposal:** ¥10,000-¥30,000 to dispose of bed/appliances (粗大ごみ) - **Utility disconnection fees:** ¥3,000-¥10,000 across electric/gas/water/Wi-Fi - **Furniture resale loss:** if you sell on Mercari, you typically recover 20-40% of what you paid Total move-out hit: **¥50,000-¥150,000+** for a typical 12-month stay. Modern Living Tokyo furnished apartment move-out: **¥0**. You hand back the keys. ## So what's the 12-month true cost comparison? Here's a realistic side-by-side for a comparable 25m² 1K in Setagaya/Suginami over 12 months: | Cost component | Unfurnished | Furnished (MLT) | |----------------|-------------|------------------| | Monthly rent × 12 | ¥85,000 × 12 = ¥1,020,000 | ¥110,000 × 12 = ¥1,320,000 | | Upfront (deposit, key, agency, guarantor) | ¥510,000 | ¥30,000 (reservation fee) | | Furniture + appliances | ¥350,000 | ¥0 | | Utility setup (Wi-Fi, gas, etc.) | ¥40,000 | ¥0 | | Monthly utilities × 12 | ¥15,000 × 12 = ¥180,000 | ¥0 (included) | | Monthly Wi-Fi × 12 | ¥5,000 × 12 = ¥60,000 | ¥0 (included) | | Move-out costs | ¥80,000 | ¥0 | | Furniture resale (recover) | -¥70,000 | ¥0 | | **12-month total** | **¥2,170,000** | **¥1,350,000** | **Furnished is ¥820,000 cheaper over 12 months** for this comparison — even though the headline monthly rent is 30% higher. ## When does unfurnished actually make sense? Unfurnished only wins financially if: - You're staying **3+ years** in the same apartment - You're moving **furniture you already own** from another Tokyo apartment (no buying or disposal) - You have a **Japanese guarantor** (no guarantor company fee) - You can negotiate down or skip **key money** (rare but possible in some buildings) For anyone staying under 2 years, or anyone who'd otherwise be furnishing from scratch, **furnished is the cheaper AND more flexible option**. ## What about flexibility — does unfurnished offer more? The other way unfurnished loses: lease length. Traditional unfurnished apartments come with **2-year fixed leases** that charge penalties if you leave early. Modern Living Tokyo furnished apartments are **month-to-month** with no early termination fees on most units. If your plans change — visa renewal, job offer, family reasons — a furnished apartment lets you walk away with 30 days' notice. An unfurnished apartment locks in ¥200,000+ in penalties for early termination. ## Related guides - **Anchor:** [Furnished apartments in Tokyo — full guide](/furnished-apartments-tokyo) - [How much does a furnished apartment in Tokyo cost? 2026 prices](/blog/how-much-furnished-apartment-tokyo-cost-2026) - [Hidden costs of Tokyo furnished apartments](/blog/hidden-costs-tokyo-furnished-apartments) - [Furnished vs serviced vs monthly mansion Tokyo](/blog/furnished-vs-serviced-vs-monthly-mansion) ## Ready to skip the upfront costs? [Browse 300+ Modern Living Tokyo furnished apartments](/furnished-apartments-tokyo) — all-inclusive pricing, no key money, no guarantor, move in within 24 hours.