"I missed the busy spring season... but I need to find an apartment now." We have good news for you. In fact, the summer months of June through August are the perfect opportunity to find a great deal on an apartment by strategically utilizing the off-season. Our real estate experts provide a comprehensive guide on how to identify properties with lower initial costs—such as those with "zero key money" or "free rent"—as well as tips on finding budget-friendly moving companies and the practical precautions you should keep in mind.
Understanding the "Peak Season" and "Off-Season" of the Japanese Rental Market
The Japanese real estate industry sees two major "moving waves" every year: March–April (spring peak) and September–October (autumn peak). Sandwiched between these two is the off-season: June, July, and August. During this time, moving costs stabilize, vacancy rates tend to rise, and it is a "smart hunter's season" where you are more likely to find high-quality properties with favorable terms, such as zero key money or free rent.
1. Why is summer the off-season? — Understanding the seasonality of the rental market
The Japanese rental market is closely tied to the cycles of employment, corporate transfers, and school admissions. Since many Japanese companies begin their fiscal year in April and universities start their new semester at the same time, February through April is the annual peak season. During this time, properties are snatched up almost instantly, and rent negotiation is virtually impossible.
In contrast, demand drops sharply from May to August. As those who have started a new life are unlikely to move again soon, landlords and property management companies often set "attractive conditions with low initial costs" from the start to prevent long-term vacancies. This becomes your "chance to find a bargain."
【Vacancy Rate Data in Tokyo】
While the average vacancy rate in Tokyo remains low throughout the year, it tends to be about 1–2 percentage points higher from June to August compared to other times (based on Ministry of Land, Infrastructure, Transport and Tourism and private sector data). This seasonal fluctuation is particularly noticeable in areas slightly further from the city center, such as Adachi, Katsushika, and Koto wards.
2. 5 Tips for a Successful Summer Apartment Search
The off-season offers many financial benefits, such as properties with lower initial costs already priced in and cheaper moving services. Here are five points to keep in mind for your summer apartment search.
1
Target properties with "Zero Key Money" from the start
Key money is a significant portion of initial move-in costs. However, during the summer off-season, more properties are listed as "zero key money" (0-month key money) to attract tenants. Landlords are eager to finalize occupancy quickly, so they lower the barriers to entry.
💡 Pro Tip: Even popular properties that were in high demand during the peak season may switch to "zero key money" in the summer to ensure a smooth leasing process. Simply filter your search results on portals by "No Key Money" to instantly find more budget-friendly options.
2
Choose properties that offer "Free Rent"
Free rent is a highly beneficial system where the rent for a specific period (usually 1–2 months) after moving in is free. Because vacancy periods are longer in the summer (off-season) than in peak periods, many listings come with "free rent" pre-set by landlords and management companies as an incentive to fill vacancies.
If you find a property with a rent of 70,000 JPY that includes two months of free rent, that is effectively a 140,000 JPY reduction in your initial costs. You are much more likely to find these perks during the off-season.
💡 Pro Tip: Free rent is an attractive policy for landlords because it allows them to significantly reduce your initial costs without having to lower the base rent long-term. Be sure to check the "Free Rent" filter when searching for apartments.
3
Expect lower base rents and easier negotiation
Summer is a time when base rents are often lowered and re-listed, or when landlords are more open to consultation. If you can lower your monthly rent by just 2,000 JPY, you will save 48,000 JPY over two years.
If you compare the property to similar listings in the area and approach the landlord with sincere intent—stating, "If the terms are X, I would like to sign immediately"—you may find the process goes very smoothly.
💡 Pro Tip: Even if a base rent reduction is difficult, consider negotiating other expenses like bicycle parking fees or renewal fees to lower your total expenditure.
4
Reduce moving company costs (Off-season competitive quotes)
Moving company rates are generally 30–50% cheaper during the off-season (June–August) compared to the peak season (March–April). You can often get further discounts by requesting a weekday move or an early morning start.
By obtaining quotes from at least three companies, you can leverage market competition to significantly lower your final price.
5
Relaxed viewing and the power to choose better
Apartment hunting in the peak season is a race against time. It is not uncommon for a property you like to be snatched up by someone else the next day. In contrast, in the summer, you have plenty of time to view and compare properties.
You can carefully compare multiple properties, check the sunlight at different times of the day, and walk from the nearest station to get a real feel for the area—"experiential viewing" that is difficult during the peak season. Not having to rush and being able to choose a property you are satisfied with is a major benefit of summer hunting.
💡 Pro Tip: During your viewing, be sure to check the sunlight from south-facing windows, the distance to neighboring buildings, actual road noise, and the effectiveness of the air conditioning. Viewing in summer is the best chance to directly experience how comfortable the apartment will be during the hottest months.
Precautions for Moving in Summer
💡 Don't assume "Everything is better in the summer":
In popular areas of Tokyo's 23 wards (such as Shibuya, Shinjuku, Nakameguro, and Ebisu), demand remains strong even during the off-season, so properties with zero key money or free rent are not as common.
However, in areas slightly further from the city center, such as Adachi-ku, Kita-Ayase, Ayase, Edogawa-ku, and Katsushika-ku, properties with favorable terms (zero key money or free rent) are more likely to appear during the summer off-season. Be strategic in your area selection.
| Precaution |
Measure |
| 🌡️ Heat and Physical Stress |
Schedule an early morning start (8–9 AM), bring cooling items, and minimize belongings beforehand. |
| 📦 Appliance Costs |
Prioritize apartments with existing A/C units (and test them during your viewing). |
| 🦟 Pests and Insects |
Avoid 1st-floor, low-rise, or wooden-frame buildings. Check the bathroom and under-sink areas for signs of pests during viewing. |
| 💧 Humidity and Mold |
Be extra cautious with north-facing or poorly lit rooms. Check the bathroom and closets for signs of mold. |
| 🏢 Seasonal Moving Rates |
Rates may rise during weekends, holidays, and the Obon week. Weekday early starts are the cheapest. |
Why We Recommend Moving to Adachi, Kita-Ayase, and Ayase
Adachi Ward (the Kita-Senju, Ayase, and Kita-Ayase areas), where Sorai Tokyo specializes, is an ideal area for summer apartment hunting.
Excellent City Access
Kita-Senju Station is served by 5 major lines (JR, Tobu, Metro, Tsukuba Express). Commuting to central Tokyo is a breeze.
Affordable Rents and Low Initial Costs
Rent remains relatively low within the 23 wards, and the summer brings an abundance of zero-key-money and free-rent listings.
Multilingual Support
Sorai Tokyo provides support in Japanese, English, Vietnamese, Russian, and Indonesian. We are experts in negotiating screening processes for international residents.
Frequently Asked Questions (FAQ)
Q. Why is the summer (June–August) the off-season for apartment hunting?
A. The Japanese rental market's peak seasons are spring (March–April) and autumn (September–October). Summer is the quiet period between them. Because moving demand settles, landlords are more eager to fill vacancies, often listing properties with zero key money or free rent to attract tenants.
Q. Are initial move-in costs cheaper in the summer?
A. While demand for prime real estate is steady, it is true that you are more likely to find properties with reduced initial costs in the summer. Landlords frequently offer incentives like "zero key money" or "free rent" to secure tenants quickly.
Q. What is free rent, and is it more common in summer?
A. Free rent is a promotion covering a portion of your rent for a certain period. Landlords use it to attract tenants to vacant units. Because vacancies last longer in the summer off-season, you will find more properties featuring free rent incentives.
Q. Is moving in summer physically difficult? What are the disadvantages?
A. The high heat and humidity are significant physical burdens. Also, moving rates can be slightly higher around the Obon holiday. However, by booking early morning starts, choosing weekdays, and comparing quotes, you can easily mitigate these disadvantages.
🏠 Sorai Tokyo is here to support your summer apartment search
From finding cost-effective apartments with "zero key money" or "free rent" to navigating leasing screenings, our team offers compassionate support in Japanese, English, Vietnamese, Russian, and Indonesian. Contact us via LINE or AI chat anytime for friendly, smart assistance.
Free Consultation: Start Your Search →
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Author: Sorai Tokyo Editorial Team (Supervised by Licensed Real Estate Agents)
Our professional real estate consulting team specializes in helping clients find smooth housing solutions in Tokyo, including initial cost negotiation and rental screening support. By leveraging the latest DX tools like LINE and AI chat, we provide 24/7, smart, and caring assistance to ensure a comfortable start to your new life.
