Moving Apartments in Japan : Renewal versus Relocation Costs
Usually your two-year lease comes up in Japan, you’ll face a familiar question: renew or move? Renewal fees can feel expensive, but relocating often costs even more once you add deposits, key money, agency fees, and the move itself. This guide lays out some of the numbers and logic behind it so you can choose confidently what is best for you.
1) Lease Renewal - Basics
- Standard term: Most contracts are two years. The renewal fee (koshin-ryo) is commonly 1 month’s rent.
- Other renewal costs: Admin fee (varies), fire insurance renewal (~¥15,000–¥20,000 / 1–2 years), potential small rent increase.
- Pros: No moving logistics, no new key money, minimal downtime.
- Cons: You keep the same unit (older fit-out, insulation, noise). Limited leverage if the area’s rents have risen.
2) Relocation Costs
- Deposit (敷金): 0–1 month (refundable minus potential additional cleaning or repairs).
- Key Money (礼金): 0–1 month (non-refundable; look for reikin 0 listings).
- Agency Fee: Often 0.5–1 month (campaign-dependent).
- Guarantor Company: 30–100% of 1 month’s rent (renewal ¥10k–¥20k/yr).
- Moving Company: ~¥50,000–¥150,000 (size/distance/season).
- Utilities & Internet Setup: ¥10,000–¥30,000 (gas/electric/ISP activation).
- Furnishings & Disposal: New curtains, storage, appliance swap, disposal fees as needed.
3) Cost Comparison — Renewal vs. Relocation
| Expense | Renewal (Same Unit) | Relocation (New Unit) | Notes |
|---|---|---|---|
| Renewal Fee | ~1 month rent | – | Usually required every 2 years |
| Agency Fee | – | 0.5–1 month | Campaigns can reduce this |
| Deposit (敷金) | – | 0–1 month | Refundable minus cleaning |
| Key Money (礼金) | – | 0–1 month | Aim for reikin 0 listings |
| Guarantor Company | – | 30–100% of 1 month | Renewal often ¥10k–¥20k/yr |
| Moving Company | – | ¥50,000–¥150,000 | Seasonal spikes (Mar–Apr) |
| Utilities/Internet Setup | ¥10,000 (renewals) | ¥10,000–¥30,000 | Activation, hardware, visits |
| Typical Total | ~1–1.2 months’ rent | ~2–4 months’ rent | Varies by building and campaigns |
4) Decision Factors
- Current versus market rent: If your rent is below market, renewing will be cheaper long term wise. Also the rent prices have been increasing consistently on a yearly basis so if you are lucky enough to pay below market price you should consider renewing.
- Building age & comfort: Moving to a 10–15 year old building can improve insulation, elevators, layout, and also importantly safety standards for natural disasters such as earthquakes.
- Location & commute: A shorter, cheaper commute can make it up for a higher rent.
- Noise & management: Poor building management or noisy neighbors is a valid reason to relocate.
- Landlord relationship: Good history helps negotiate renewals or minor unit upgrades. This can also avoid potential rent increases that come along the contract renewal every two years.
5) When Renewal Makes More Sense
- Your rent is already below area average.
- You like the unit, neighbors, and are satisfied with the building management.
- They are open to negotiate: waive part of renewal fee or freeze rent.
6) When Relocation Pays Off
- Rent hikes approach 10%+ or benefits (insulation, layout, location) significantly improve.
- You find a 0/0 campaign (no key money, low deposit) in a newer building.
- Your employer offers a relocation allowance.
7) Safety Check Before You Move
Before signing a new lease, check official hazard maps for earthquake and flood risk. For Tokyo, use the metropolitan map: Tokyo Metropolitan Government Hazard Map (防災マップ).
8) Quick Checklist
- Confirm renewal terms and all fees in writing (koshin-ryo, insurance, admin).
- Price your area: check comparable listings to gauge market rent.
- Ask agencies for reikin 0 and deposit-light options.
- Calculate full move cost: agency, guarantor, movers, utilities, furniture.
- Pick timing: avoid peak season (late Mar–Apr) for cheaper movers.
Related Reading
New to the rental system or need guarantor alternatives? Read: How to Rent an Apartment in Tokyo Without a Guarantor (2025) . And if you’re choosing a neighborhood, see: Best Places to Live in Tokyo for Expats (2025) .
Disclaimer: This guide is for general information only and does not constitute legal advice. Fees and policies vary by building, agency, and municipality—confirm details directly before renewing or signing a new lease.