Key money on a Tokyo monthly apartment: what to check

Check the quote before assuming a 90-day furnished stay in Tokyo has no key money. 礼金 (reikin) is a payment you make when renting a home that you don’t get back. Whether you pay it depends on the offer and agreement; a 90-day stay doesn’t automatically avoid it.

Some monthly apartments are advertised without it. For example, Plaza Homes' monthly-apartment guide lists no key money in its comparison. That is useful when considering those offers, but it doesn't make “zero reikin” a universal rule for Tokyo.

A short plan can still include non-refundable setup costs

Social Apartment’s FAQ describes key money as a non-refundable initial payment for move-in procedures and room preparation. Its “short” plan still has a one-year contract. The company generally asks guests to stay at least six months. If your visa won’t let you stay that long, it asks you to enquire. Don’t assume that a plan called “short” accepts a 90-day stay.

During the initial contract, if you leave before the discounted one-year plan ends, the charge is one month’s rent. For the discounted two-year plan, it’s two months’ rent. The FAQ says these fees no longer apply after you sign a further contract. The early-departure charge is separate from the key money you won’t get back. Ask the company to confirm that it accepts your exact dates and which plan you would use before comparing it with a monthly apartment.

Here's an example with made-up prices. Suppose a plan accepts your three-month stay, with rent of ¥150,000 a month before a ¥5,000 monthly discount and a ¥150,000 early-departure fee.

The discounted rent is ¥435,000 for three months. Add the departure fee and you pay ¥585,000, before other charges. Without either the discount or the fee, three months at ¥150,000 would cost ¥450,000. The discount saves ¥15,000, but the fee leaves you paying ¥135,000 more against that baseline. Add key money separately if it applies; leaving early doesn't mean it will be returned.

Keep the different upfront charges separate

Key money, a deposit and a cleaning fee are different payments. A deposit may be returned when you leave, but the agreement says what the company can keep and when you get the rest back. A cleaning or setup fee pays for the service described in the agreement and has its own refund rules. Ask what each line of your quote covers.

A departure cleaning fee doesn't necessarily replace key money. If both appear, include both in the stay cost and check how each is treated if you cancel before arrival.

Our guides to departure cleaning and deposits explain how to include each in the comparison.

Compare the total rather than the headline

Suppose a three-month quote has no key money, rent of ¥200,000 per month and a ¥60,000 cleaning fee. Excluding utilities and other charges, the cost is ¥660,000. Another illustrative offer has rent of ¥180,000 per month, a ¥60,000 non-refundable signing charge and a ¥30,000 clean: ¥630,000 in total.

In this example, the second offer is ¥30,000 cheaper even though it charges a signing fee. Different rent prices could change the result, so add up the full stay before choosing.

List the refundable deposit separately. Include it in the money you need upfront, even if you expect it back later. If you’ll use it to pay for your next home, check the refund date; don’t assume it arrives on checkout day.

When a fee is unclear

If the quote includes reikin, ask when you must pay it and whether any circumstances allow a refund, including cancellation before arrival. Ask the same questions about administration fees, and check they haven’t already been included in another line.

A useful message is: “Please confirm the total non-refundable amount for [dates], the refundable deposit separately, and the cancellation terms for each payment.” That gives you comparable figures even when the two quotes use different fee labels.

If you're signing a lease, ask when it starts and ends, and what happens if you leave early. A furnished apartment can still require a lease. Having furniture or planning a short stay doesn’t tell you what that lease will require.

Decide before paying

Compare offers for the same guest count and exact dates, including utilities and all required cleaning visits. Check which charges are fixed, which depend on how much you use and which depend on the apartment’s condition when you leave.

If a fee changes between enquiry and contract, ask for a corrected total and explanation before paying.