How profitable are Airbnb rentals in Tokyo? (2026)

If you're wondering whether running an Airbnb in Tokyo is worth it in 2026, you're in the right place.

This guide covers legal requirements, realistic earnings, competition levels, and property types that work best in Tokyo's short-term rental market.

We constantly update this blog post with the latest data on Airbnb profitability and housing prices in Tokyo.

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 Tokyo.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Tokyo. If you’d like to learn more about us, you can check our presentation page.

Can I legally run an Airbnb in Tokyo in 2026?

Is short-term renting allowed in Tokyo in 2026?

As of early 2026, short-term renting is legal in Tokyo if you operate under one of Japan's approved frameworks and follow national and ward-level rules.

The main legal framework is the Private Lodging Business Act ("Minpaku" law), which allows residential property owners to host guests after completing a notification process.

The most important restriction is the 180-day annual cap on hosting nights for all properties under the standard Minpaku framework.

Tokyo also allows individual wards to impose additional restrictions by area and time period, meaning some neighborhoods have blackout dates or require hosts to meet extra conditions.

Operating illegally can result in fines up to ¥1 million, and platforms like Airbnb verify that listings have valid registration numbers.

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 Tokyo as of 2026?

As of early 2026, Tokyo hosts under the standard Minpaku framework face a hard cap of 180 hosting days per year, while Special Zones like Ota Ward typically require 2-night minimum stays.

Rules differ by host situation: "host-absent" owners in wards like Minato or Shibuya face additional calendar restrictions that may reduce available days below the 180-day cap.

Hosts track rental nights through the official Minpaku notification system with bimonthly reporting, and platforms like Airbnb automatically share booking data with authorities.

Exceeding the 180-day cap risks losing your Minpaku registration, facing fines, and having your listing removed.

Do I have to live there, or can I Airbnb a secondary home in Tokyo right now?

Tokyo has no strict residency requirement, so you can legally host in a secondary home or investment property as long as it qualifies as a "residence" under Minpaku rules with kitchen, bath, and toilet facilities.

Secondary home owners are typically classified as "host-absent" operators and face stricter requirements than owner-occupiers.

For non-primary residence Airbnbs, you'll usually need a registered management company, neighbor notifications, proper signage, and additional safety requirements set by your ward.

The main difference is that host-absent operations often face calendar blackout periods in residential zones, while owner-occupied properties may operate more freely during those periods.

Can I run multiple Airbnbs under one name in Tokyo right now?

In Tokyo, there's no explicit national limit on listings per person, so you can run multiple properties as long as each meets all legal requirements.

The practical limits come from condo building bylaws that often prohibit short-term rentals and the substantial compliance burden (neighbor notifications, signage, reporting) that scales with each unit.

Hosts with multiple listings must complete separate Minpaku notifications for each property and maintain separate management arrangements if operating host-absent.

Do I need a short-term rental license or a business registration to host in Tokyo as of 2026?

As of early 2026, most Tokyo hosts need to complete a formal notification under Minpaku, though those seeking to operate beyond 180 days can pursue a stricter Hotel Business Act license.

Minpaku registration involves submitting documentation through the national system, typically taking 2 to 4 weeks, plus coordinating with your ward office and completing neighbor notifications.

Approval requires proof of ownership or landlord consent, floor plans showing required facilities, fire safety documentation, and evidence that building rules don't prohibit short-term rentals.

There's no significant registration fee, but budget for fire safety equipment and potentially a management company (¥20,000 to ¥50,000+ monthly) if operating host-absent.

Are there neighborhood bans or restricted zones for Airbnb in Tokyo as of 2026?

As of early 2026, Tokyo has neighborhood restrictions, with individual wards empowered to limit short-term rentals in specific areas and during certain calendar periods.

The strictest restrictions are in residential and education-adjacent zones within Shibuya (affecting Daikanyama, Ebisu, parts of Omotesando) and Minato (affecting Azabu, Aoyama, Shirokane, Takanawa), where host-absent operations face significant blackout periods.

These zones are restricted to protect residential quality of life and educational environments from disturbance caused by short-term rental activity.

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 Tokyo in 2026?

What's the average and median nightly price on Airbnb in Tokyo in 2026?

As of early 2026, the average nightly price for Tokyo Airbnb listings ranges from ¥20,000 to ¥28,000 ($130 to $185 USD / €120 to €170 EUR), while the median sits at ¥16,000 to ¥22,000 ($105 to $145 USD / €95 to €135 EUR).

The typical price range covering 80% of listings falls between ¥12,000 and ¥35,000 ($80 to $230 USD / €75 to €215 EUR).

The single biggest factor impacting nightly pricing in Tokyo is location relative to major transit hubs, as properties near stations like Shinjuku or Shibuya command significantly higher rates.

By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Tokyo.

How much do nightly prices vary by neighborhood in Tokyo in 2026?

As of early 2026, Tokyo nightly prices vary from around ¥12,000 ($80 USD / €75 EUR) in airport-adjacent Ota Ward to ¥45,000+ ($295 USD / €275 EUR) in premium Minato locations like Roppongi and Azabu.

The three highest-priced neighborhoods are Minato at ¥28,000 to ¥45,000+ ($185 to $295+ USD), Chiyoda at ¥25,000 to ¥40,000 ($165 to $265 USD), and Chuo (Ginza) at ¥24,000 to ¥38,000 ($160 to $250 USD).

The three lowest-priced neighborhoods are Ota at ¥12,000 to ¥22,000 ($80 to $145 USD), Katsushika at ¥10,000 to ¥18,000 ($65 to $120 USD), and Adachi at ¥10,000 to ¥17,000 ($65 to $115 USD), though travelers still book these areas for airport convenience and budget stays.

What's the typical occupancy rate in Tokyo in 2026?

As of early 2026, typical occupancy for Tokyo Airbnb listings ranges from 60% to 75%, varying by location, quality, and whether the 180-day cap constrains availability.

The realistic range covering most listings falls between 55% and 80%, with lower performers suffering from poor reviews, inconvenient locations, or amateur hosting.

Tokyo's occupancy compares favorably to the national average due to year-round inbound tourism and the city's status as Japan's primary international gateway.

The biggest factor for above-average occupancy is offering seamless self check-in with multilingual instructions, as international visitors strongly prefer friction-free arrivals.

What's the average monthly revenue per listing in Tokyo in 2026?

As of early 2026, average monthly revenue per Tokyo Airbnb listing ranges from ¥300,000 to ¥650,000 ($2,000 to $4,300 USD / €1,850 to €4,000 EUR).

The realistic range covering 80% of listings falls between ¥220,000 and ¥750,000 ($1,450 to $4,950 USD / €1,350 to €4,600 EUR).

Top-performing 2 to 3 bedroom properties in premium wards can achieve ¥700,000 to ¥1,200,000+ monthly ($4,600 to $7,900 USD). A 2-bedroom in Minato at ¥35,000 ADR and 75% occupancy generates about ¥790,000 per month.

Finally, note that we give here all the information you need to buy and rent out a property in Tokyo.

What's the typical low-season vs high-season monthly revenue in Tokyo in 2026?

As of early 2026, Tokyo listings typically generate ¥220,000 to ¥450,000 ($1,450 to $2,970 USD) during low season versus ¥450,000 to ¥950,000 ($2,970 to $6,270 USD) during high season.

Low season falls in January (post-New Year), June (rainy season), and September, while high season includes late March through early May (cherry blossoms, Golden Week), August, late November (autumn foliage), and the year-end holiday period.

What's a realistic Airbnb monthly expense range in Tokyo in 2026?

As of early 2026, monthly expenses for Tokyo Airbnbs run ¥120,000 to ¥260,000 ($790 to $1,715 USD) for self-managed properties and ¥180,000 to ¥380,000 ($1,185 to $2,500 USD) for professionally managed listings.

The largest expense category is cleaning and turnover services at ¥3,000 to ¥8,000 ($20 to $53 USD) per turnover, which adds up quickly with frequent short stays.

Hosts should expect to spend 35% to 55% of gross revenue on operating expenses (excluding mortgage), with professionally managed properties at the higher end due to 15% to 25% management fees.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tokyo.

What's realistic monthly net profit and profit per available night for Airbnb in Tokyo in 2026?

As of early 2026, realistic monthly net profit ranges from ¥80,000 to ¥220,000 ($530 to $1,450 USD) for 180-day-capped listings and ¥150,000 to ¥450,000 ($990 to $2,970 USD) for near year-round operations, with profit per available night at ¥4,000 to ¥15,000 ($26 to $99 USD).

The realistic monthly net profit range covering most listings falls between ¥60,000 and ¥350,000 ($395 to $2,310 USD).

Tokyo hosts typically achieve net profit margins of 20% to 40%, with self-managed properties at the higher end.

The break-even occupancy rate is around 35% to 45%, meaning hosts need 11 to 14 nights monthly to cover costs before generating profit.

In our property pack covering the real estate market in Tokyo, 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 Tokyo as of 2026?

How many active Airbnb listings are in Tokyo as of 2026?

As of early 2026, Tokyo has approximately 20,000 to 21,000 active Airbnb listings, reaching 30,000 to 35,000 total short-term rentals when including other platforms like Vrbo.

Supply has grown modestly as Japan's inbound tourism recovery continued, with steady growth since the post-pandemic rebound in 2022, though tempered by regulatory constraints and building bylaw prohibitions.

Which neighborhoods are most saturated in Tokyo as of 2026?

As of early 2026, the most saturated Tokyo neighborhoods are Shinjuku (Station area, Kabukicho), Shibuya (Shibuya, Harajuku, Ebisu), Taito (Asakusa, Ueno), and Sumida (Skytree, Oshiage).

These areas became saturated because they combine Tokyo's highest tourist foot traffic with abundant "Airbnb-friendly" housing stock like small apartments in buildings with permissive rules.

Relatively undersaturated neighborhoods offering better opportunities include Koto (Toyosu), Setagaya (near Shimokitazawa), Bunkyo, and Ota (Kamata for Haneda access).

What local events spike demand in Tokyo in 2026?

As of early 2026, main events spiking Tokyo Airbnb demand include cherry blossom season (late March to early April), Golden Week (late April to early May), Sumida River Fireworks (late July), Comiket at Tokyo Big Sight, Tokyo Marathon (early March), and year-end holidays.

During peak events, booking rates increase 20% to 40% and nightly rates rise 30% to 60%, with cherry blossom season and Golden Week producing the strongest pricing power.

Hosts should adjust pricing 2 to 3 months before major events to capture early bookers, with dynamic pricing tools particularly valuable during cherry blossom and autumn foliage seasons.

What occupancy differences exist between top and average hosts in Tokyo in 2026?

As of early 2026, top-performing Tokyo hosts achieve 75% to 85%+ occupancy during unrestricted periods, compared to 60% to 70% for average hosts in similar neighborhoods.

This 10 to 20 point gap translates to meaningfully higher revenue, driven by professional photography, seamless self check-in, multilingual communication, and strategic pricing.

New hosts typically take 6 to 12 months to reach top-performer levels as reviews, listings, and pricing strategies mature.

We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Tokyo.

Which price points are most crowded, and where's the "white space" for new hosts in Tokyo right now?

The most crowded price range in Tokyo is ¥12,000 to ¥22,000 ($80 to $145 USD), where small studios and 1K apartments create intense competition.

White space opportunities exist above ¥35,000 ($230 USD) for family-ready 2 to 3 bedroom units, and in the ¥15,000 to ¥25,000 range for airport-convenient stays in Ota Ward near Haneda.

Successful differentiation requires larger floor plans with dining space, kid-friendly amenities, dedicated workspaces, or under-30-minute Haneda access with clear transit instructions.

What property works best for Airbnb demand in Tokyo right now?

What bedroom count gets the most bookings in Tokyo as of 2026?

As of early 2026, studios and 1-bedrooms get the most bookings in Tokyo because they match the dominant traveler segments of solo visitors and couples.

The booking breakdown shows studios and 1-bedrooms capturing 55% to 65% of bookings, 2-bedrooms taking 25% to 30%, and 3-bedroom+ units accounting for 10% to 15%.

Smaller units perform best because Tokyo attracts many first-time Japan visitors traveling solo or as couples who prioritize location over space.

What property type performs best in Tokyo in 2026?

As of early 2026, condos and apartments perform best for Tokyo Airbnb due to their density near transit hubs and consistent availability in desirable locations.

Apartments average 65% to 75% occupancy, while detached houses can achieve similar or higher rates when well-located and appealing to groups or families.

Apartments outperform because Tokyo's transit-dependent travelers overwhelmingly prioritize "minutes to nearest station" over floor space, and apartment buildings offer more inventory in prime locations.

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 Tokyo, 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.

Source	Why It's Authoritative	How We Used It
Japan Tourism Agency Minpaku Portal	Official national government portal explaining the legal framework for private lodging.	We used it to establish the legal baseline and 180-day cap. We also used it for residence definitions and equipment requirements.
Minpaku Portal FAQ	Government FAQ clarifying how rules are calculated in practice.	We used it to confirm how the 180-day limit is counted. We treated this as the tie-breaker when other sources were ambiguous.
MLIT Special Zone Private Lodging	Official explanation of the Special Zone pathway and applicable areas.	We used it to separate standard Minpaku from Special Zone rules in Ota Ward. We explained why some listings can exceed 180 days.
Japanese Law Translation (Private Lodging Act)	Official government translation of the actual law.	We used it to anchor legal definitions without relying on secondhand summaries.
Japanese Law Translation (Hotel Business Act)	Official translation of the law governing hotel licensing.	We used it to explain the alternative route avoiding the 180-day cap and its stricter requirements.
Tokyo Metropolitan Government Minpaku Overview	Tokyo's explanation of how national rules apply locally with ordinance-based restrictions.	We used it to show Tokyo's area and period restrictions. We bridged national law to ward-level rules.
Shibuya City Minpaku Page	Primary ward government page stating Shibuya's restrictions.	We used it as concrete example of restricted zones inside Tokyo and compliance requirements.
Minato Ward Operator Page	Ward government page (updated late 2025) with Minato's processes and restrictions.	We illustrated how prime wards restrict host-absent operations. We detailed compliance steps.
Taito Ward Submission Forms	Ward government page showing required forms and local approach.	We used it to prove wards require extra attachments and specific local forms.
JNTO Statistics Portal	Official national tourism statistics portal used across the industry.	We framed demand fundamentals and kept seasonality claims tied to real data.
Tokyo Tourism Data Catalog	Tokyo's official data portal for tourism statistics.	We grounded demand drivers and kept neighborhood commentary Tokyo-specific.
MLIT International Visitor Survey	Government statistical program on visitor spending and behavior.	We justified guest mix assumptions for positioning and pricing strategies.
AirDNA Tokyo	Widely used STR data provider with consistent methodology.	We estimated ADR and occupancy and benchmarked Airbnb plus Vrbo supply.
Airbtics Tokyo	Specialized STR analytics provider with Tokyo-specific metrics.	We cross-checked ADR, occupancy, and listing counts. We validated seasonality patterns.
AirROI Tokyo	Dataset-driven STR portal with clear performance snapshots.	We triangulated metrics against other providers. We set conservative base case assumptions.
MLIT Land Policy Report	Government report on official land price trends including tourism drivers.	We supported buy-side context as land prices impact entry price and returns.
Airbnb/Oxford Economics Japan Report	Methodology-backed report combining Airbnb data with Oxford Economics modeling.	We corroborated that Airbnb demand ties to broader Japan travel spending.

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.