Authored by the expert who managed and guided the team behind the Japan Property Pack
Everything you need to know before buying real estate is included in our Japan Property Pack
Running an Airbnb in Japan in 2026 is absolutely possible, but it comes with a unique set of rules that you won't find anywhere else in the world.
This guide breaks down exactly what you need to know about Japan's short-term rental laws, realistic earnings, and how to find the right property for Airbnb success.
We constantly update this blog post with the latest data on Airbnb nightly prices, occupancy rates, and regulatory changes across Japan.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Japan.
Insights
- Japan's 180-day annual cap on minpaku rentals means a well-optimized Airbnb in Tokyo or Osaka can realistically generate around ¥4.3 million per year, not the ¥6 million some calculators suggest.
- Kyoto's strict neighborhood restrictions mean roughly 40% of the city's residential zones are effectively off-limits for new Airbnb hosts, making location research critical before purchasing.
- The gap between average and top-performing hosts in Japan is about 20 percentage points in occupancy, translating to roughly ¥90,000 more in monthly profit for those who nail operations.
- Two-bedroom properties in Japan hit the pricing sweet spot, commanding 30% to 50% higher nightly rates than studios while maintaining similar occupancy levels in major cities.
- Japan's cherry blossom and autumn leaves seasons can push monthly Airbnb revenue 85% higher than the January or June low season in cities like Kyoto and Tokyo.
- Condo bylaws in Japan block more potential Airbnb hosts than government regulations do, with an estimated 60% of Tokyo mansion buildings prohibiting short-term rentals entirely.
- Niseko ski properties command average nightly rates three times higher than Tokyo apartments, but the extreme seasonality means annual revenue can be surprisingly similar.
- Japan's inbound tourism hit 36 million visitors in 2025, pushing Airbnb occupancy rates in major cities 8 to 12 percentage points above 2019 levels.
Can I legally run an Airbnb in Japan in 2026?
Is short-term renting allowed in Japan in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is legal in Japan, but only if you operate under one of the country's officially recognized lodging frameworks.
The main legal framework governing short-term rentals in Japan is the Private Lodging Business Act, commonly known as the "minpaku law," which was introduced in 2018 to regulate the growing home-sharing industry.
The single most important restriction hosts must comply with in Japan is the 180-day annual cap, which limits how many nights per year you can rent out your property under the standard minpaku registration.
Beyond the day cap, hosts must also register their property with local authorities, meet fire safety requirements, and follow strict guest documentation rules including collecting passport information from foreign travelers.
Operating an illegal short-term rental in Japan can result in fines of up to ¥1 million (roughly $6,500 or €6,000), and platforms like Airbnb are required to remove unregistered listings.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Japan.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Japan.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Japan as of 2026?
As of the first half of 2026, Japan's standard minpaku framework does not impose a minimum-stay requirement, but it does cap rentals at 180 nights per year, counted from April 1 to the following March 31.
These rules apply uniformly across all property types under the minpaku system, though hosts operating in Special Zone areas like parts of Osaka may face different requirements including minimum stays of 2 to 3 nights.
Hosts in Japan typically track their rental nights through Airbnb's built-in calendar system and must submit periodic reports to their local government, with some municipalities requiring monthly documentation.
If a host exceeds the 180-night annual cap in Japan, they risk losing their minpaku registration, facing fines, and potentially being barred from re-registering for a period of time.
Do I have to live there, or can I Airbnb a secondary home in Japan right now?
Japan's minpaku law does not require you to live in the property you rent out, which means secondary homes and investment properties are eligible for short-term rental registration.
Owners of secondary homes can legally operate Airbnbs in Japan, provided they either manage the property themselves or hire a registered management company to handle guest communications and on-site responsibilities.
There are no additional permits specifically for non-primary residences under the minpaku framework, but you must still meet all standard requirements including fire safety compliance and guest registration protocols.
The main practical difference between renting a primary residence versus a secondary home in Japan is not legal but operational: condo building bylaws frequently prohibit short-term rentals regardless of what national law allows, and this restriction hits secondary investment units especially hard.
Don't buy the wrong property, in the wrong area of Japan
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Can I run multiple Airbnbs under one name in Japan right now?
Japan's minpaku law allows individuals and companies to operate multiple Airbnb listings, with each property treated as a separate registered residence under the same host name.
There is no national maximum on how many properties one person or entity can list for short-term rental in Japan, though each property must independently meet all registration and compliance requirements.
Hosts with multiple listings in Japan must complete the notification process separately for each property, including fire safety inspections and local government registration for every unit they operate.
Do I need a short-term rental license or a business registration to host in Japan as of 2026?
As of the first half of 2026, you need to operate under one of Japan's three legal pathways: minpaku registration (notification-based), the Inns and Hotels Act (full license), or Special Zone authorization where applicable.
The minpaku notification process typically takes 2 to 4 weeks and involves submitting property details, floor plans, and proof of fire safety compliance to your local government office.
Required documents usually include property ownership proof or landlord consent, a floor plan showing room layouts, fire safety equipment documentation, and identification documents for the applicant.
The minpaku registration itself is free, but hosts should budget ¥50,000 to ¥150,000 (roughly $325 to $975 or €300 to €900) for fire safety equipment and any required property modifications.
Are there neighborhood bans or restricted zones for Airbnb in Japan as of 2026?
As of the first half of 2026, Japan allows local governments to impose stricter rules than the national framework, and several cities have created neighborhood bans or restricted operating periods for Airbnb properties.
Kyoto stands out as Japan's strictest major city for Airbnb, with its municipal government requiring specific permissions and limiting operations in many residential zones, particularly in areas like Higashiyama and parts of Nakagyo.
These restrictions exist primarily to protect residential neighborhoods from noise complaints, preserve traditional community character, and address concerns from local residents about the impact of tourism on daily life.
We made this infographic to show you how property prices in Japan compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Japan in 2026?
What's the average and median nightly price on Airbnb in Japan in 2026?
As of the first half of 2026, the median nightly price for an Airbnb in Japan is approximately ¥18,000 ($117 or €108), while the average nightly price runs higher at around ¥23,000 ($150 or €138) due to luxury and resort properties pulling the average up.
The typical nightly price range covering roughly 80% of Airbnb listings in Japan falls between ¥12,000 and ¥35,000 ($78 to $228 or €72 to €210), with most city-center apartments and condos clustering in the middle of this range.
Location is the single biggest factor affecting nightly pricing in Japan, with properties near major train stations in Tokyo, Osaka, and Kyoto commanding significantly higher rates than similar units just a few stops away.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Japan.
How much do nightly prices vary by neighborhood in Japan in 2026?
As of the first half of 2026, nightly prices in Japan can vary by 80% or more between premium and budget neighborhoods, with Tokyo's Minato ward (Roppongi, Azabu) averaging around ¥32,000 ($208 or €192) per night while areas like Adachi or Edogawa average closer to ¥14,000 ($91 or €84).
The three neighborhoods with the highest average nightly prices in Japan are Minato in Tokyo at roughly ¥32,000 ($208 or €192), Higashiyama in Kyoto (the Gion district) at around ¥28,000 ($182 or €168), and Chuo in Tokyo (Ginza area) at approximately ¥27,000 ($176 or €162).
The three neighborhoods with the lowest average nightly prices in Japan's major cities are Nishinari in Osaka at around ¥10,000 ($65 or €60), Adachi in Tokyo at roughly ¥12,000 ($78 or €72), and parts of Ukyo in Kyoto at approximately ¥13,000 ($85 or €78), though budget travelers and long-stay guests still actively book in these areas for their value and local atmosphere.
What's the typical occupancy rate in Japan in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Japan is around 55%, though this represents a realistic baseline for non-professional hosts rather than what the market can theoretically achieve.
The realistic occupancy rate range covering most Airbnb listings in Japan spans from 45% for newer or less optimized properties up to 75% for well-established listings with excellent reviews and prime locations.
Japan's major city occupancy rates run notably higher than the national average, with Tokyo and Osaka frequently seeing 65% to 75% occupancy among active listings, driven by strong inbound tourism that hit 36 million visitors in 2025.
The single biggest factor for achieving above-average occupancy in Japan is proximity to a major train or subway station, since tourists in Japan plan their entire trips around rail access rather than driving.
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What's the average monthly revenue per listing in Japan in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Japan is approximately ¥360,000 ($2,340 or €2,160), based on typical nightly rates and occupancy levels across the country's major markets.
The realistic monthly revenue range covering roughly 80% of Airbnb listings in Japan falls between ¥220,000 and ¥500,000 ($1,430 to $3,250 or €1,320 to €3,000), with smaller apartments in secondary locations at the lower end and well-positioned multi-bedroom properties at the higher end.
Top-performing Airbnb listings in Japan can achieve monthly revenues of ¥600,000 to ¥900,000 ($3,900 to $5,850 or €3,600 to €5,400), particularly 2-bedroom units in prime Tokyo or Osaka locations. For example, a 2BR condo near Shinjuku Station earning ¥25,000 per night at 75% occupancy would generate roughly ¥560,000 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Japan.
What's the typical low-season vs high-season monthly revenue in Japan in 2026?
As of the first half of 2026, typical monthly Airbnb revenue in Japan ranges from around ¥260,000 ($1,690 or €1,560) during low season months to approximately ¥480,000 ($3,120 or €2,880) during peak travel periods, representing an 85% swing between the slowest and busiest times.
Low season in Japan generally falls in January, June, and early September, while high season peaks during cherry blossom season (late March to early April), Golden Week (late April to early May), Obon in August, and autumn leaves season in November.
What's a realistic Airbnb monthly expense range in Japan in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Japan range from ¥90,000 to ¥160,000 ($585 to $1,040 or €540 to €960) for self-managed properties, and ¥150,000 to ¥260,000 ($975 to $1,690 or €900 to €1,560) when using a professional management company.
Cleaning and laundry typically represent the largest expense category for Airbnb hosts in Japan, running ¥40,000 to ¥110,000 ($260 to $715 or €240 to €660) monthly depending on turnover frequency and whether you hire professionals or handle it yourself.
Hosts in Japan should typically expect to spend 25% to 45% of gross revenue on operating expenses, with self-managing hosts at the lower end and those using full-service management companies at the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Japan.
What's realistic monthly net profit and profit per available night for Airbnb in Japan in 2026?
As of the first half of 2026, realistic monthly net profit for a self-managed Airbnb in Japan averages around ¥240,000 ($1,560 or €1,440), which translates to approximately ¥8,000 ($52 or €48) profit per available night.
The realistic monthly net profit range covering most Airbnb listings in Japan spans from ¥100,000 ($650 or €600) for smaller units in secondary locations up to ¥400,000 ($2,600 or €2,400) for well-positioned properties with strong bookings.
Hosts in Japan typically achieve net profit margins between 40% and 65% of gross revenue, with the higher margins going to self-managing hosts who keep operational costs lean.
The break-even occupancy rate for a typical Airbnb listing in Japan is around 25% to 35%, meaning even a modestly performing property can cover its operating costs relatively easily if properly set up.
In our property pack covering the real estate market in Japan, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Japan as of 2026?
How many active Airbnb listings are in Japan as of 2026?
As of the first half of 2026, Japan has approximately 180,000 active short-term rental listings across Airbnb and similar platforms, with Tokyo alone accounting for roughly 34,000 of those listings.
This number has grown steadily since the post-pandemic recovery, with supply increasing roughly 15% compared to 2024, though the long-term trend shows healthy but regulated growth since the 2018 minpaku law brought the market into legal compliance.
Which neighborhoods are most saturated in Japan as of 2026?
As of the first half of 2026, the most saturated Airbnb neighborhoods in Japan are Shinjuku and Shibuya in Tokyo, Namba and Shinsaibashi in Osaka, and the Gion/Higashiyama area in Kyoto, where listing density is highest and competition for bookings is fiercest.
These neighborhoods became saturated because they sit at the intersection of major transit hubs, famous tourist attractions, and areas where building owners were early to recognize Airbnb demand, creating a first-mover clustering effect that continues to attract new hosts.
Relatively undersaturated neighborhoods in Japan that may offer better opportunities for new hosts include Shinagawa and Sumida in Tokyo, Tennoji and Nishinari in Osaka, and areas near Kyoto's Fushimi Inari or along the Keihan rail line, where transit access remains strong but competition is noticeably thinner.
What local events spike demand in Japan in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Japan are cherry blossom viewing (late March to early April), Golden Week holidays, Obon summer travel, autumn leaves season, and the Sapporo Snow Festival, along with major sports and concert events at Tokyo Dome and Osaka's Kyocera Dome.
During these peak events, Airbnb bookings in Japan typically increase 40% to 80% compared to normal periods, with nightly rates jumping 30% to 60% higher as hosts adjust pricing to capture the surge in demand.
Hosts in Japan should typically adjust their pricing and availability 6 to 8 weeks before major events, since Japanese and international travelers often book well in advance, and last-minute availability during peak periods is rare.
What occupancy differences exist between top and average hosts in Japan in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Japan achieve occupancy rates of 70% to 80%, significantly outpacing the market by focusing on flawless operations, instant booking responses, and pristine cleanliness.
Average hosts in Japan typically see occupancy rates around 55%, meaning top performers capture roughly 15 to 25 additional booked nights per month, which translates to ¥90,000 or more in extra monthly revenue.
New hosts in Japan typically need 6 to 12 months of consistent operation and at least 20 positive reviews before reaching top-performer occupancy levels, since the Japanese market particularly rewards established listings with proven guest satisfaction.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Japan.
Which price points are most crowded, and where's the "white space" for new hosts in Japan right now?
The nightly price range with the highest concentration of Airbnb listings in Japan is ¥15,000 to ¥25,000 ($98 to $163 or €90 to €150), where small city-center apartments and basic condos cluster most heavily and competition is fiercest.
White space opportunities for new hosts in Japan exist at higher price points of ¥35,000 to ¥55,000 ($228 to $358 or €210 to €330), where family-ready 2-bedroom properties and unique Japanese-style homes face less competition but enjoy strong demand from group travelers.
Property characteristics that would allow a new host to successfully compete in Japan's underserved higher price segment include 2 or more bedrooms, proximity to a major rail line, dedicated workspace for longer stays, and authentic Japanese design elements that create a memorable experience beyond basic accommodation.
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What property works best for Airbnb demand in Japan right now?
What bedroom count gets the most bookings in Japan as of 2026?
As of the first half of 2026, 1-bedroom units and studios get the most total bookings in Japan simply because they dominate the supply in major cities like Tokyo and Osaka, where solo travelers and couples make up the bulk of guests.
The estimated booking rate breakdown by bedroom count in Japan shows studios and 1-bedrooms capturing roughly 55% of all bookings, 2-bedrooms taking about 30%, and 3-bedroom or larger properties accounting for the remaining 15%.
One-bedroom units perform well in Japan specifically because the country's tourism is heavily driven by international solo travelers and couples on relatively short city trips, and compact Japanese apartments are well-designed to maximize comfort in smaller spaces.
What property type performs best in Japan in 2026?
As of the first half of 2026, apartments and condos (known locally as "mansions") perform best for Airbnb in Japan in terms of consistent occupancy, particularly in Tokyo and Osaka where they benefit from rail proximity and match what most travelers expect.
Occupancy rates across property types in Japan show apartments and condos averaging 55% to 65%, detached houses at 50% to 60%, and traditional machiya townhouses in Kyoto achieving 55% to 70% but with higher seasonal variation and stricter regulatory hurdles.
Apartments and condos outperform in Japan because they're located where tourists want to be, near train stations and city centers, and they align with Japan's urban reality where most visitors spend their time in densely built metro areas rather than suburban neighborhoods.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Japan, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Japan Tourism Agency Minpaku Portal | This is the Japanese government's official guidance site for the private lodging system. | We used it to anchor what "legal Airbnb" means in Japan and to explain the three permitted legal routes for short-term rentals. |
| Private Lodging Business Act Overview | This is the official government explanation of the minpaku law's core rules in plain terms. | We used it to confirm the national 180-day operating framework and how rental days are counted from April to April. |
| Minpaku FAQ | This is an official government FAQ directly tied to the law's implementation. | We used it to confirm the 180-day cap meaning and to cross-check compliance topics like fire safety applicability. |
| Private Lodging Business Act (Full Text) | This is Japan's official law translation platform providing the primary legal text. | We used it to confirm notification mechanics and record-keeping duties, citing it when precision matters more than paraphrase. |
| Inns and Hotels Act Explainer | This is the official portal's summary of the act governing licensed lodging businesses. | We used it to explain the alternative licensing route that has no 180-day cap but requires stricter facility standards. |
| Special Zone Private Lodging Page | This is the government's official description of the special-zone exception framework. | We used it to explain when special zone minpaku exists and why its rules differ from normal minpaku registration. |
| Kyoto City Minpaku Guidance | This is the municipal government page serving as the deciding authority for Kyoto's local enforcement. | We used it to show that Kyoto is a stricter market where hosts must follow city-specific permission frameworks. |
| Osaka Prefecture Tokku Minpaku Page | This is an official prefectural government page about the special zone program administration. | We used it as an example of how special-zone rules are administered locally and why you must check each municipality. |
| Ministry of Health, Labour and Welfare | This is the national ministry describing official check-in documentation requirements for lodging. | We used it to explain why passport collection from foreign travelers is mandatory and included it in operational compliance discussions. |
| JNTO Tourism Statistics | This is Japan's official tourism statistics portal for inbound travel data. | We used it as the demand backbone to justify occupancy assumptions and to identify seasonal demand patterns across Japan. |
| AirDNA Tokyo | AirDNA is a widely used short-term rental analytics provider with transparent core metrics. | We used it to estimate nightly prices, occupancy rates, revenue, and listing counts in Tokyo, Japan's largest Airbnb market. |
| AirDNA Osaka | AirDNA provides reliable market data for major Japanese cities including Osaka. | We used it to validate pricing and occupancy estimates for Japan's second-largest Airbnb market and to identify neighborhood saturation. |
| AirDNA Kyoto | AirDNA tracks Kyoto's unique market where regulations significantly impact supply and pricing. | We used it to understand how Kyoto's stricter rules affect listing counts and to identify premium pricing in traditional neighborhoods. |
| AirDNA Niseko | AirDNA captures Japan's premier ski resort market with its extreme seasonality and high rates. | We used it to explain why Japan's average nightly rate is pulled up by resort markets and to illustrate seasonal revenue swings. |
| Statistics Bureau of Japan CPI | This is Japan's official CPI publisher providing core national inflation statistics. | We used it to justify cost inflation assumptions for cleaning, utilities, and labor when estimating 2026 expense ranges. |
| Bank of Japan Statistics | This is the central bank's official statistics release on interest rates. | We used it to ground financing context since rates are no longer near zero, which affects break-even calculations for property investors. |
| Reuters | Reuters is a major wire service useful for near real-time market and currency context. | We used it to triangulate the late 2025 and early 2026 rate environment and approximate yen exchange rates for currency conversions. |
| MLIT Land Price Trend Report | This is a government PDF summarizing official land price trends and methodology. | We used it to frame residential property price direction in major metros and to explain why entry price matters for profitability. |
| MLIT Real Estate Transaction Information | This is an official MLIT page describing Japan's transaction price disclosure system. | We used it to point readers to a credible way to verify neighborhood purchase prices before investing in an Airbnb property. |
| Fire Service Act | This is the primary law text on Japan's official translation platform covering fire safety requirements. | We used it to confirm that fire safety compliance is a real legal layer for Airbnb hosts separate from minpaku paperwork. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Japan. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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