Zero-zero (ゼロゼロ) apartments charge no key money (礼金) and no deposit (敷金). Find them by filtering 礼金なし on SUUMO/Homes, checking UR Housing (never charges key money), or using share houses. Trade-offs to check: higher rent, cleaning fees due at move-out instead, and lock-in clauses with penalties for leaving within 1–2 years.
Key money (礼金, reikin) is the fee that shocks every foreigner: one or two months’ rent, paid to the landlord as a “thank you,” never returned. Add a deposit, agency fee, and guarantor fee, and a ¥80,000 apartment costs ¥400,000+ before you get the keys.
But key money is quietly disappearing from parts of the market — you just need to know where to look, and which “free” deals hide the cost somewhere else.
Where Zero Key Money Listings Actually Are
1. Filter for 礼金なし on the Big Portals
SUUMO and Homes.jp both have a 礼金なし (no key money) checkbox in search filters. In Tokyo, roughly 30–40% of listings now carry no key money — mostly newer管理会社-managed buildings and older properties struggling to fill rooms.
2. UR Housing — Never Charges Key Money
UR is the government housing agency: no key money, no guarantor, no agency fee, no renewal fee — ever. The catch is the income requirement (monthly income 4x rent, or savings of 100x rent) and popular buildings have waiting lists. Foreigners with a residence card are fully eligible.
3. Share Houses — Zero Everything
Share houses skip key money, deposits are small (¥30,000–50,000), and rooms come furnished. Oak House has rooms from ¥30,000/month across Tokyo and Osaka with no key money and no guarantor — the total move-in cost is often under ¥100,000, versus ¥400,000+ for a standard apartment.
4. “Campaign” Properties
Management companies run move-in campaigns (キャンペーン): free key money, or one month free rent (フリーレント). These cluster in January–March off-peak areas and just-built buildings trying to fill up fast.
The Trade-Offs: Where the Cost Hides
Zero-zero doesn’t always mean cheaper overall. Check for:
| Hidden cost | What to look for |
|---|---|
| Higher base rent | Compare per-month cost with similar paid-reikin units |
| Move-out cleaning fee | ¥30,000–70,000 fixed fee in the contract (replaces the deposit deduction) |
| Short-term penalty | 違約金 clause: 1–2 months’ rent if you leave within 1–2 years |
| Mandatory extras | Lock exchange ¥15,000–25,000, “24h support” ¥15,000/year, fire insurance ¥15,000–20,000 |
Rule of thumb: total up 2 years of all costs (rent × 24 + all fees) for each candidate and compare that number, not the move-in price alone.
Negotiating Key Money Down
Yes, it’s negotiable — politely, through the agent:
- Works best on older buildings (10+ years), long-vacant units, and during April–August off-season
- Ask the agent: 「礼金の交渉は可能ですか？」 (Is the key money negotiable?)
- A realistic win: 2 months → 1 month, or 1 month → 0 with slightly higher rent
- You can also negotiate フリーレント (first month free) instead — landlords sometimes prefer this
Frequently Asked Questions
What is key money (reikin) in Japan? A non-refundable payment to the landlord, traditionally 1–2 months’ rent, paid when signing a lease. It’s a custom, not a law — and an increasing share of listings charge none.
How do I find apartments with no key money in Japan? Filter for 礼金なし on SUUMO or Homes.jp, check UR Housing (never charges key money), look for move-in campaigns on new buildings, or use share houses, which skip key money entirely.
Are zero-zero apartments a scam? No, but read the contract: many recover costs through a fixed move-out cleaning fee, slightly higher rent, or a penalty for leaving within 1–2 years. Compare total 2-year costs, not just move-in costs.
Does UR Housing accept foreigners? Yes — UR accepts foreigners with a residence card on the same terms as Japanese applicants: no key money, no guarantor, no agency fee. You need monthly income of 4x the rent or savings of 100x the rent.