Renting a Home in Japan — reikin, shikikin, and 5-10 vạn yen in upfront costs
A 2026 guide to renting a home in Japan for Vietnamese people: reikin, shikikin, shagashi, upfront costs of 5-10 vạn yen, guarantor companies, 7 apps including Suumo, Homes, and Pitat, and how to avoid scams.
Mar 10, 2026·✍️ olablog·⏱ 9 min read
A 2026 guide to renting a home in Japan for Vietnamese people: reikin, shikikin, shagashi, upfront costs of 5-10 vạn yen, guarantor companies, 7 apps including Suumo, Homes, and Pitat, and how to avoid scams.
Finding a place to live is the first major challenge for Vietnamese people newly arrived in Japan. Unlike the familiar system in Vietnam, Japan requires you to pay reikin + shikikin + shagashi + a guarantor company fee before receiving the keys — a total of 5-10 vạn yen in upfront costs (around 8-17 million VND). This guide breaks down every fee, introduces 7 reliable home-search apps, and explains 5 common scams.
Upfront costs — a detailed breakdown
Unlike Vietnam, where paying 1-2 months’ deposit is usually enough, Japan has as many as 6 initial fees:
1. Shikikin (敷金) — security deposit
- Equal to 1-2 months’ rent
- Refunded at the end of the lease (minus repair costs, if applicable)
- In practice, landlords often keep ~50% to “refresh” the property before renting it out again → so you should consider it effectively lost
2. Reikin (礼金) — key money
- Equal to 0-2 months’ rent
- A “thank-you payment to the landlord” — an old custom that is NOT refundable
- These days, many newer properties do not charge reikin (look for "礼金ゼロ" in the listing)
3. Shagashi / chukai tesuryo (仲介手数料) — brokerage fee
- Equal to 1 month’s rent (+ 10% tax)
- Paid to the real estate agency (fudosan) that introduced the property
- Some agencies offer 50% or 0% fees — search for "仲介手数料半額/無料"
4. First month’s rent + second month paid in advance
- The first month is calculated pro rata based on your move-in date (for example, if you move in on the 15th, you pay half a month)
- Many landlords also require the second month to be paid upfront
5. Hoken (火災保険) — fire insurance
- Mandatory, 15,000-25,000 yen for 2 years
- Paid once to the insurance company specified by the landlord
- Renewed when the lease reaches its renewal date
6. Hosho (保証会社) — guarantor company fee
- Since you do not have relatives in Japan, international students need a guarantor company instead of an individual guarantor
- The fee is 50-100% of one month’s rent initially + 10,000-20,000 yen/year thereafter
- Common guarantor companies include Nippon Safety, Casa, JID, and GTN
7. Kagi koukan (鍵交換) — lock replacement
- 10,000-20,000 yen
- Mandatory when a new tenant moves in
A real-world example for a 1R room in Tokyo costing 65,000 yen/month:
| Item | Calculation | Amount (yen) |
|---|---|---|
| Shikikin (deposit) | 1 month | 65,000 |
| Reikin (key money) | 1 month | 65,000 |
| Shagashi (brokerage) | 1 month + tax | 71,500 |
| First month (full month) | 1 month | 65,000 |
| Second month paid in advance | 1 month | 65,000 |
| Hoken (2 years) | package | 20,000 |
| Hosho company fee | 50% of monthly rent | 32,500 |
| Kagi koukan | package | 15,000 |
| TOTAL UPFRONT COST | ~399,000 yen |
In VND, that comes to ~68 million VND just to move in during the first month. This does not include the cost of buying appliances and household items (refrigerator, washing machine, gas stove).
Common room types — understanding the terminology
- 1R (one room): A single 15-20m² room with the kitchen inside, plus the toilet and bath in one shared area. The most common option for international students.
- 1K (one kitchen): One room + a small separate kitchen, 18-25m². Around 5-10k yen more expensive than a 1R
- 1DK: One bedroom + dining/kitchen area. 25-35m². Suitable for couples.
- 2K / 2LDK: Two bedrooms + kitchen (with a living room if there is an L). ≥40m², suitable for families
- Share house (シェアハウス): Private room with a shared kitchen/toilet/bathroom. Affordable, no shikikin/reikin required, and furnished
- Gaijin house (外人ハウス): Intended specifically for foreigners and does not require a guarantor
💡 Tip for reducing upfront costs: Choose a share house or gaijin house for the first 6-12 months (you only need 1 month’s deposit + 1 month’s rent, and furniture is provided). Once you have income + credit history in Japan, you can rent a private apartment.
7 reliable home-search apps / websites
1. Suumo (スーモ) — Japan’s number one
- suumo.jp, mobile app
- 1,5 million listings per month, with detailed filters (under 5 minutes from a station, air conditioning, pets allowed…)
- The interface is in Japanese, but the photos and icons are clear — even people who do not know Japanese can use it
2. Homes (ホームズ)
- homes.co.jp
- Compare prices with Suumo + read landlord reviews
- Excellent “map search” feature
3. Pitat (ピタットハウス)
- pitat.com
- Part of the major brokerage chain Starts Corporation
- Offers support for foreign residents
4. Canary — available in Vietnamese!
- canary-app.jp
- App with filters by budget + area
- Some listings have English/Vietnamese translations
5. Iitoko
- iitoko-ichi.jp
- Specializes in affordable homes without reikin
- Many “zero-zero” properties (zero shikikin + zero reikin)
6. OYO Life
- oyolife.com
- An Indian company; no guarantor required and contracts can be signed online
- Prices are 15-25% higher, but the process is easier
7. GTN (Global Trust Networks)
- gtn.co.jp
- Specializes in international students / foreign workers
- Vietnamese-language support is available at major branches
- Handles both guarantor services + contract translation
The home-rental process — 7 steps
Step 1: Search for a room on an app (2-4 weeks)
- Choose an area (near your school/workplace, with a direct train route)
- Budget = 1/3 of your expected income
- Note down the 5-7 rooms you want to view
Step 2: Contact a real estate agency (fudosan)
- Send an email through the form on the app, or call
- Example: 「Suumoで見た◯◯の部屋を見学したいのですが…」
- They will schedule a viewing (内見 — naiken)
Step 3: View the room (1-2 hours/room)
- Bring your residence card + passport
- Check:
- Lighting (south- or east-facing is best)
- Noise (can you hear trains during rush hour?)
- Smells (check the washing machine area and kitchen — mold is a bad sign)
- Water (turn on the tap to check the pressure and make sure the water is not yellow)
Step 4: Submit an application (moshikomi)
Required documents:
- Passport + residence card (copies)
- Family register (if available)
- Proof of income: scholarship or employment
- If you are an international student: certificate of enrollment from your school
- Guarantor: parents in Vietnam (you will need a birth certificate to prove the relationship) OR a guarantor company
Step 5: Screening (shinsa) — 3-7 days
- The guarantor company + landlord review your application
- You may be asked for additional documents
- The acceptance rate is ~70-80% for international students attending reputable schools
Step 6: Sign the contract (keiyaku)
- A 1,5-2-hour meeting at the real estate agency’s office
- READ CAREFULLY all clauses: lease term (usually 2 years), renewal fee (koushinryou — 1 month’s rent), and early cancellation penalties
- Pay the full 5-10 vạn in upfront costs (transfer the money before signing)
- Receive the keys
Step 7: Register your juminhyo + utilities
- Within 14 days, go to the kuyakusho to register your new address
- Call or register online for electricity (Tokyo Gas, TEPCO), gas (Tokyo Gas), water (municipality), and internet (So-net, NURO…)
5 common types of scams
1. Fake brokers
- Post extremely cheap properties on Vietnamese Facebook/Zalo groups
- Ask for a deposit before you view the room
- Reality: The room does not exist and your money is gone
- Avoid it: Only use a fudosan company registered with the kuyakusho (ask to see its takken license)
2. Exploitative share houses
- Advertise private rooms, but in reality 4-6 people share one 15m² room
- The contract explicitly says that viewings are not allowed
- Avoid it: View the property in person and check the number of beds
3. “Free” electricity/gas/internet that is actually included with inflated fees
- The landlord says “utilities free” and then adds a 15-20k yen/month “management fee”
- Avoid it: Request the original bill every month
4. Shikikin not refunded
- At the end of the lease, the landlord charges unreasonable repair fees (wall plastering, mattress replacement) and keeps the entire deposit
- Avoid it: Photograph the room’s condition on the day you receive the keys (a 5-10-minute video), then email the landlord + fudosan so you have evidence
5. Guarantor company “trap”
- Some unlicensed guarantor companies demand a 50% fee every year + hidden charges
- Avoid it: Choose one of the familiar top 5 (Nippon Safety, Casa, JID, GTN, Crown)
Monthly living costs after moving in
After paying the 5-10 vạn in upfront costs, your monthly expenses will include:
- Rent: 40,000-80,000 yen
- Management fee (kanrihi): 3,000-10,000 yen (for shared apartment stairs, elevators, and security)
- Electricity: 3,000-6,000 yen (using air conditioning in summer/winter will raise this to 8,000+)
- Gas: 2,000-4,000 yen
- Water: 2,000-3,000 yen (billed once every 2 months)
- Internet: 3,500-5,500 yen (1Gbps fiber)
💡 Ways to save: Choose an apartment building without an elevator (lower kanrihi), a room on the 3rd-4th floor (cheaper than the 1st or top floor), and a location 10-15 minutes’ walk from the station (reduces rent by 5-10k yen compared with living near the station)
Summary
For renting in Japan in 2026, expect 5-10 vạn yen (8-17 million VND) in upfront costs, including shikikin + reikin + shagashi + hoken + hosho + kagi. The 7 reliable home-search apps are Suumo, Homes, Pitat, Canary, Iitoko, OYO Life, and GTN. Watch out for the 5 types of scams (fake brokers, overcrowded share houses, inflated utility fees, withheld shikikin, and unlicensed guarantors). A share house or gaijin house for the first 6-12 months is the most economical option before renting a private apartment.
Just arrived in Japan and handling the rental paperwork? Use a Japan eSIM to call the fudosan and use Google Maps to view rooms more easily. Once you are settled, book a Shinkansen ticket to visit your friends in Osaka and Kyoto.
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