When searching for a rental property, many people think "I want to find the best deal possible" or "I want to take my time and choose carefully." To achieve these goals, it's important to understand the slow and busy seasons in the real estate industry. If you want to find a rental property under the best possible conditions, grasp the state of the real estate market and search for properties at the optimal time. This article explains the differences between the slow and busy seasons that you should know before starting your property search, as well as tips for rent negotiation — where the slow season gives you an edge.
When Are the Slow and Busy Seasons in Real Estate?
The slow season in real estate is July and August, while the busy season runs from January through March. Understanding the difference between these periods is the first step toward making a smart property choice.
Definitions of Slow and Busy Seasons
The slow season refers to the time of year when business is at its quietest. The busy season, on the other hand, is when business is at its most hectic — also called the "prime time." Both refer to periods that recur annually at predictable times and do not include exceptional one-off spikes or lulls in activity.
Slow Season (July and August)
Once spring — the peak moving season — comes to an end and summer arrives, the real estate industry enters its slow season. The flow of property listings settles down, making it easier to take your time choosing a property.
Busy Season (January through March)
As more people search for properties ahead of the new spring season, January through March is the busiest period in the real estate industry. Popular properties often get snapped up within January, so speed is key.
Characteristics of Other Periods
- April through June — Properties that went unfilled during the busy season are more likely to offer favorable terms such as rent reductions or renovations
- September through October — A "second busy season" driven by corporate transfers, with a growing selection of property listings
- November through December — A preparation period leading into the busy season; property listings start appearing online from December
What Differs Between the Slow and Busy Seasons?
The slow and busy seasons differ significantly in three key areas: number of available properties, ease of selection, and move-in costs.
Number of Available Properties
During the busy season from January through March, more tenants vacate, increasing the number of vacant property listings. During the slow season, new vacancies appear less frequently. Property availability tends to increase slightly in spring and autumn, when new developments are completed.
Ease of Selecting a Property
During the busy season, speed from viewing to signing is crucial, and there is a risk of rushing into a contract you later regret. The slow season allows you to take your time searching for a property that matches your preferences, making it ideal for those who want to choose carefully.
Move-In Costs
Units that failed to attract tenants during the busy season face a high risk of sitting vacant until the next busy season. As a result, during the slow season, conditions may shift to more accessible terms such as no key money or free-rent periods. Moving company fees are also often lower during the slow season, helping you keep costs down.
What Are the Advantages of Searching for a Property During the Slow Season?
By targeting the slow season for your property search, you can enjoy five major advantages.
You Can Take Your Time Searching
With fewer competitors and lower demand, you can view multiple properties that interest you and take your time making a decision.
Easier to Negotiate Lower Rent
Landlords are motivated to fill units that sat vacant during the busy season, which means rent and initial cost negotiations become easier. You may also have success negotiating a free-rent period.
Lower Moving Costs
The slow season for real estate closely aligns with the slow season for moving companies. You could save anywhere from ¥10,000 to ¥50,000 compared to the busy season.
More Attentive Service
Real estate agency staff have more availability, making it easier to get their full attention in finding a property that matches your needs.
A Chance to Find a Brand-New Property
New developments completed in October and November come to market around this time, meaning if you start your search in December, there's a good chance you'll be introduced to brand-new properties.
What Are the Disadvantages of Searching During the Slow Season?
The slow season does come with its downsides. Be aware of these in advance.
- Fewer properties to choose from — The busy season is better suited for those with non-negotiable preferences
- Less desirable locations tend to remain available — Well-located properties are often already under contract by the busy season
- Not the ideal time to move — The rainy season and intense summer heat can take a significant physical toll
- Fewer promotional campaigns — Bundle deals on furniture and appliances are rarely available
What Are the Advantages and Disadvantages of Searching During the Busy Season?
The busy season has its own unique set of pros and cons.
Advantages of the Busy Season
- More properties to browse — The time of year with the highest number of listings
- Easier to find brand-new properties — Many developments are timed to coincide with peak demand
- Savings on furniture and appliance campaigns — Bundle purchase discounts are available to take advantage of
Disadvantages of the Busy Season
- Good properties disappear quickly — It's a race against time and easy to feel rushed
- Rent negotiation is difficult — Landlords have little incentive to negotiate when other renters are waiting
- Real estate offices are crowded — Waiting for viewings and completing paperwork takes longer
- Moving costs are higher — Prices can be up to 1.5 times more than during the slow season
What Are the Tips for Efficiently Finding Your Ideal Property During the Slow Season?
Here are five tips for finding a great property efficiently, even during the slow season.
View Properties You Like Right Away
Even during the slow season, popular properties fill up quickly. If a property catches your eye, request a viewing immediately.
Contact Real Estate Agencies Directly
Rental listing sites can have a time lag, so contacting real estate agencies directly gives you access to the most up-to-date information. It's also effective to ask them to notify you when a vacancy becomes available.
Consult Multiple Real Estate Agencies
Different agencies have access to different properties. Visiting multiple agencies may turn up unlisted hidden gems you wouldn't find otherwise.
Prioritize Your Requirements
Finding a property that perfectly ticks every box is difficult. Clearly identifying only your absolute must-haves allows you to make decisions more efficiently.
Approach Your Search with Sincerity
Real estate agency staff also take note of a prospective tenant's character. Being sincere and respectful in your interactions makes it more likely that they'll share great property listings with you.
What Are the Tricks to Successful Rent Negotiation During the Slow Season?
Rent negotiation is more likely to succeed during the slow season. Keep these four key strategies in mind.
Come Prepared with Negotiating Points
Bringing printed comparative data on nearby rental prices and vacancy rates gives your negotiation a concrete foundation and strengthens your position.
Show Genuine Intent to Move In
Communicating with conviction — such as saying "If you can lower the rent by ¥3,000, I'll move in" — increases the likelihood of a favorable response.
Negotiate Beyond Just the Rent
If a rent reduction is difficult to secure, proposing a reduction in the security deposit or key money, or requesting a free-rent period, can also be effective.
Avoid Pushing Too Hard
Demanding an unreasonably large reduction risks having your application rejected. Approach the conversation flexibly, with a "let's discuss this together" mindset.
Frequently Asked Questions (FAQ)
Q. When is the slow season in real estate?
July and August are the slow season. This corresponds to the summer months after the spring moving season winds down and property activity quiets.
Q. Will rent be cheaper if I search during the slow season?
It's not guaranteed, but properties that went unfilled during the busy season tend to be more open to rent reduction negotiations. Free-rent negotiations are also worth trying.
Q. How much cheaper are moving costs during the slow season?
Costs can be lower than the busy season by around ¥13,000 for a single person and approximately ¥50,000 for a family of four.
Q. Should I search during the busy season or the slow season?
If you want the widest selection to choose from, go with the busy season. If you want to take your time and keep costs down, the slow season is the better choice.
