UR's Lump-sum Advance Rent Payment system enables applicants without local Japanese income proofs to qualify for housing by paying 1 year of rent and common fees up front. Learn upfront cost breakdowns (~14 months equivalent), Year 2 monthly auto-debit transitions, and mid-term move-out refund procedures.
At a glance
- Core Purpose
- Income qualification bypass rather than heavy rent discount
- Upfront Funds
- 12 months advance rent + 2 months deposit (~14 months upfront)
- Year 2 Option
- Switch to monthly auto-debit without re-verifying local income
Bypassing Japanese income proof requirements with cash
UR's Lump-sum Advance Rent Payment System (家賃等の一時払い制度) is not primarily designed as a rent discount scheme. It functions as an income qualification bypass mechanism for newly arrived expats, Working Holiday makers, freelancers, and returning Japanese nationals who lack local tax records.
By paying 1 year of rent and common fees up front, UR waives the requirement to submit local Japanese income documents, regardless of your employment status or tax history.
Lower upfront hurdle compared to the 100x savings threshold
Under UR's standard savings criteria, applicants must prove bank account savings equal to 100 times the monthly rent (e.g. ~6,000,000 JPY in savings for a 60,000 JPY room).
In contrast, the 1-Year Advance Payment system requires roughly 14 months worth of capital (e.g. ~900,000 JPY total: 780,000 JPY advance rent + 120,000 JPY deposit + pro-rated rent for a 60,000 JPY room), providing a far more realistic qualification route for newly arrived residents.
Transitioning to monthly auto-debit in Year 2
Once the initial 1-year advance period ends, you can transition to standard monthly bank auto-debit (口座振替) for Year 2 without re-submitting income proofs or paying another full year in advance.
This means advance payment is not a recurring yearly burden, but a one-time gateway mechanism to secure your initial move-in.
Upfront capital calculation (~14 months equivalent)
The actual cash required at signing equals roughly 14 months worth of rent.
For example, a room with 60,000 JPY rent and 5,000 JPY common fee requires 780,000 JPY (advance rent) + 120,000 JPY (deposit) + pro-rated initial rent, totaling at least ~900,000+ JPY upfront. Initial payment is typically handled via UR payment slips (納付書) at a bank counter rather than credit cards, so check daily transfer limits for newly opened Japanese bank accounts in advance.
- 1-Year Advance Rent: 12 × (Monthly Rent + Common Fee)
- Security Deposit: 2 months' normal rent
- First Month Pro-rated Rent: Pro-rated rent & common fee for move-in month
Early exit & pre-paid rent refund rules
If you move to another city or return home before the 1-year period finishes, terminating the lease and moving out completely (giving 14 days' notice) entitles you to a recalculated refund of unearned pre-paid rent and common fees.
Note that cancelling the advance payment plan while remaining in the apartment is generally not permitted without exceptional reasons.
Frequently asked questions
Does advance payment offer large rent discounts?
No. The financial discount for 1-year advance payment is minimal (a few hundred yen per month). The primary value is bypassing local tax proof requirements.
Must I pay another 1 year in advance after the first year?
No. After the initial 1-year advance period ends, you can transition to standard monthly bank auto-debit without re-submitting income documents.
Are unused advance payments refunded if I move out early?
Yes. If you terminate the lease and move out completely (giving 14 days' notice), unearned pre-paid rent and common fees are recalculated and refunded.
Compare current vacancies by area
After checking the rules, compare current vacancies and monthly totals in Tokyo, Osaka and Kanagawa.