Japan Airbnb Law (2026): Is Airbnb Legal in Japan and How to Host

Airbnb is legal in Japan, but only if your property has the right permit. Most hosts file under the minpaku law (住宅宿泊事業法), which caps rentals at 180 days a year.

Japan’s Airbnb law changed fast in 2026. Local governments can now ban minpaku in residential areas. Osaka also closed its special zone to new applications.

Are you purchasing a property in Japan to list on Airbnb? Or turning a second home into a vacation rental? This guide covers the rules you need to know, step by step.

What changed in Japan’s Airbnb law in 2026?

• Local bans are now possible (June and July 2026): The Japan Tourism Agency said cities can set the 180-day cap to zero by ordinance. It sent formal guidance to all local governments on July 15, 2026.

• Shinjuku plans a ban: A draft ordinance would ban new minpaku in all residential zones from June 2027. Commercial zones would be capped at 120 days a year. Existing hosts would get a two-year grace period.

• Kyoto plans a ban: A draft ordinance would ban new minpaku in residential-only and industrial zones. The city aims to submit it in February 2027.

• Taitō Ward (Asakusa, Ueno): Minpaku registered from October 1, 2026 can’t operate on weekdays. A draft ordinance would ban new minpaku in residential-only zones.

• Osaka closed its special zone: Osaka City stopped accepting new special-zone minpaku applications on May 29, 2026. Existing approved properties can keep operating.

• Higher accommodation taxes: Kyoto’s accommodation tax now reaches ¥10,000 per person per night for luxury stays. Hokkaido and Sapporo started taxing stays in April 2026.

The national 180-day rule itself has not changed. But your local rules now matter more than ever.

Japan Airbnb law at a glance

Three legal routes

Route	Japanese law	Days per year	Who approves it
Minpaku (private lodging)	住宅宿泊事業法	Up to 180, or fewer under local rules	Prefecture or city, by notification
Special zone minpaku	国家戦略特別区域法	365, with a minimum stay	Designated cities only
Simple lodging permit (minshuku, guesthouse)	旅館業法	365	Local health center

Key requirements

• File your notification through the Minpaku Portal and get a notification number.

• Get a fire safety certificate and post evacuation signs.

• Explain your plans to neighbors, if your city requires it.

• Record guest information, including a passport number and passport copy for foreign guests without an address in Japan.

• Hire a registered management company if you are absent or have more than five guest rooms.

Penalties

Operating without a permit under the Ryokan Act (旅館業法) can bring fines of up to ¥1 million. Cities can also order you to stop or close.

Why have an Airbnb property in Japan?

The following are a few of the primary reasons why people wish to start an Airbnb.

1. Utilizing the vacant property

If you've purchased a property in Japan but only use it as a vacation home, chances are high that it will sit vacant for most of the time. By listing on Airbnb in Japan, you'll be able to generate income, which can go toward property maintenance, property taxes, etc.

2. Generating passive income

Becoming an Airbnb host is a popular method for generating passive income worldwide, and this trend is also popular in Japan. Japan had 40,745 notified minpaku properties in May 2026. That number excludes special zone minpaku.

Average monthly earnings for Airbnb properties in Japan’s major cities:

City	Median monthly revenue	Top 25% monthly revenue	Top 10% monthly revenue	Occupancy rate	Average daily rate	Revenue change vs. last year	Active listings	Source
Tokyo	$2,416	$4,101	$6,711+	52.5%	$195	−4.4%	15,402	AirROI
Osaka	$1,413	$2,421	$3,989+	46.7%	$123	−16.5%	11,708	AirROI
Kyoto	$2,427	$4,473	$7,042+	50.8%	$192	−12.7%	4,105	AirROI
Fukuoka	$1,715	$3,245	$5,578+	50.0%	$146	+2.5%	1,718	AirROI
Nagoya	$1,912	$3,126	$4,575+	50.2%	$145	−9.9%	774	AirROI

Figures from AirROI cover August 2025 to July 2026 and were retrieved in October 2026. Occupancy and daily rates are city averages. Revenue varies by season and local rules.

3. Minimal investment

Depending on the property itself, the investment amount may be minimal. For example, if you are considering renting out your Japanese vacation home, it is likely already furnished, which lowers the startup cost of launching your Airbnb.

For already furnished properties, startup costs can be surprisingly low:

Category	Estimated Cost (JPY)	Notes
Notification documents & Fire Certificate	¥10,000–¥50,000	Covers certificates and fire inspection; mandatory under the 2018 minpaku law.
Administrative/Consulting Fees	¥50,000–¥200,000	Optional, but many use firms to handle paperwork and ensure compliance.
Cleaning Setup (Initial)	¥10,000–¥30,000	Deep clean to meet hygiene standards. Regular cleaning will be a recurring cost.
Bedding & Towels (Replenishment)	¥10,000–¥30,000	For replacing or upgrading linens, even in furnished homes.
Kitchen Supplies/Utensils	¥10,000–¥20,000	Basic tools for guests (e.g. plates, cups, kettle, etc.).
Photography	¥20,000–¥40,000	Professional photos significantly boost bookings.
Insurance (Minpaku)	¥10,000–¥30,000	For liability and property damage. Some hosts skip this, but it's strongly advised.
Wi-Fi Setup (if needed)	¥5,000–¥10,000	Installation may already exist; otherwise, pocket Wi-Fi is an option.
Marketing/Listing Prep	¥0–¥20,000	Some spend on local listing optimization or initial advertising.
Miscellaneous Setup Costs	¥10,000–¥30,000	Extra pillows, safety instructions, slippers, trash bins, etc.

Of course, if you plan to purchase an akiya and renovate it, that could cost significantly more than renting out your already-furnished second home or apartment.

However, since akiya tend to be cheap to acquire, and if you find one in good condition, then it's possible you'll still be able to keep startup costs under 50,000 USD.

👉 Wondering how much money you actually need to start an Airbnb in Japan? Read Yuki Homes guide here.

Is Airbnb legal in Japan?

Yes, Airbnb is legal in Japan if you have a minpaku notification (often called a minpaku license), a special zone permit, or a simple lodging permit (minshuku).

Minpaku notification: easy to obtain, limited to 180 days

The minpaku law (住宅宿泊事業法) took effect in June 2018. It lets homeowners host guests for up to 180 days a year.

Some cities set fewer days, and some now ban minpaku in residential zones. Always check your local ordinance first.

Owner-present vs. owner-absent minpaku

a. Owner-present type (家主居住型, yanushi kyojū gata)

You live in the home while guests stay. You handle hygiene, safety, noise rules, complaints, and the guest list yourself.

b. Owner-absent type (家主不在型, yanushi fuzai gata)

You don’t stay at the property while guests are there. You must hire a management company registered with the Ministry of Land, Infrastructure, Transport and Tourism.

You also need a management company if your home has more than five guest rooms, even when you live there.

After filing, you get a notification number. You need this number to list your home on Airbnb in Japan.

👉 Read our minpaku license guide for the full designation rules.

Simple lodging permit (minshuku): harder to obtain, can operate 365 days

Whereas the minpaku license only allows you to operate for 180 days out of the year, the minshuku license allows you to operate throughout the year.

This is the license type that many small to medium-sized inns and hotels in Japan operate under.

The minshuku license has more stringent fire safety guidelines that one must follow in order to obtain this license. And is therefore a little harder to obtain than the minpaku license.

👉 Read the following article if you're interested in learning more about the minshuku license.

Quick overview of the difference between minpaku vs minshuku for Airbnb hosts

Category	Minpaku License (Private Lodging Business)	Simple lodging permit (minshuku)
Legal Basis	Private Lodging Business Act (2018)	Ryokan Act (旅館業法)
Purpose	For private homeowners or investors to legally offer short-term rentals (e.g. Airbnb)	For operating a traditional Japanese guesthouse or small hotel
Max Operating Days	180 days/year (in most areas)	Unlimited
Property Type Allowed	Primary/secondary residences or rental units	Purpose-built or converted lodging facilities
Zoning Restrictions	Often limited in residential areas; varies by municipality	Not allowed in residential-only zones; other zones vary.
Fire Safety Requirements	Moderate; may require alarms and exit signage	Stricter; may require multiple exits, extinguishers, etc.
On-site Staff Requirement	Depending on owner-present or owner-absent type	Must show guest support plan
Check-in Rules	Must verify guest identity (in-person or remote tech), including recording passport number	Same, plus often more formal front desk expectations
License Process	Usually faster	Usually slower; varies by city
Ideal For	Side income, casual hosting, Airbnb	Full-time guesthouse operation, rural inns

Municipal restrictions and special zones

The national minpaku law allows up to 180 days a year. Many cities cut that number, and some now ban minpaku in certain zones.

City or ward	Current rules (October 2026)	Planned change
Shinjuku Ward, Tokyo	Residential-only zones: Friday noon to Monday noon only.	From June 2027, no new minpaku in residential zones. Commercial zones capped at 120 days.
Taitō Ward, Tokyo	Without an on-site manager: Saturday noon to Monday noon only.	Draft ban on new minpaku in residential-only zones.
Kyoto City	Residential-only zones: January 15 to March 16 only, unless the host lives on site. Accommodation tax up to ¥10,000 per person per night.	Draft ban on new minpaku in residential-only and industrial zones, targeted for February 2027.

Rules change often. Check your ward’s ordinance page before buying an apartment or home for Airbnb. Our guide to Japanese zoning laws explains residential zones.

Special zone minpaku (特区民泊, tokku minpaku)—365 days allowed

Special zone minpaku (特区民泊, tokku minpaku) lets you operate 365 days a year in designated areas.

Key features of special zone minpaku

• No 180-day cap.

• A minimum stay set by each city, between 2 nights and 9 nights.

• Approval from the local government, not the national Minpaku Portal.

Where special zone minpaku operates

• Ota Ward (Tokyo)

• Parts of Osaka Prefecture

• Kitakyushu City

• Niigata City

• Parts of Chiba City

Osaka City and many Osaka towns stopped accepting new applications on May 29, 2026. Existing approved properties can keep operating, but new hosts must choose another route.

How to become an Airbnb host in Japan

The following section contains what you need to know and do to become an Airbnb host in Japan.

Step 1: File your minpaku notification

• Check your local rules. Confirm your ward allows minpaku on the days you want.

• Prepare the property. You need a kitchen, bathroom, toilet, and washing facilities.

• Get a fire safety certificate. Ask your local fire department to inspect smoke alarms, lighting, and exit signs.

• Explain your plans to neighbors. Many cities require this before you file.

• Hire a management company if needed. You need one if you are absent or have more than five guest rooms.

• File your notification. Submit it online through the Minpaku Portal (民泊制度運営システム) or at your local office.

Once your city accepts it, you receive a notification number.

👉 Want to operate all year? See our minshuku guide for the simple lodging permit process.

Step 2: List your property on Airbnb

Add your notification number to your Airbnb listing. Airbnb won’t let you take bookings in Japan without it.

When you do, use high-quality photos and detailed descriptions of the property so that guests will know the vibes and amenities of your space. You can highlight the views or what’s in the area to make your property stand out.

Additionally, you should strategically price your property based on its location, lodging demand within the area, and seasonal timing. So, look into similar listings around your area for the appropriate pricing and to stay competitive.

Step 3: Manage your bookings responsibly

Clear communication with guests will be key to your success. Answer any questions promptly, give clear house rules, and provide instructions for the check-in and check-out process to maintain a smooth experience for your guests.

Another aspect of responsible booking management for Airbnb hosts is to stay within the regulations of 180 days per year if you are operating under a minpaku license. Remember, 180 days is the maximum number of days you can rent your property annually (unless your property is in a special zone area).

Track your nights carefully. The 180-day year runs from noon on April 1 to noon the next April 1. Block your calendar once you near the limit, because host cancellations bring Airbnb penalties.

Step 4: Keep records and pay taxes

Keep a guest register for every stay. Record each guest’s name, home address, occupation, and dates of stay. For foreign guests without an address in Japan, also record their nationality and passport number. Keep a passport copy and the register for three years.

You also pay income tax and, in many cities, an accommodation tax per guest. If you live abroad, appoint a tax representative to receive your tax bills.

👉 Just bought an akiya that you want to turn into a minpaku? We broke down what foreign owners actually get wrong about akiya tax in Japan, with help from a licensed Fukuoka accountant.

How to use MailMate for remote bill and mail management of your listing 

Whether you will stay on the property or not, use MailMate to handle all incoming mail to your Airbnb property. 

MailMate is a one-stop solution for everything you need for your property set-up and ongoing peace of mind.

• We provide the following services and more: Receive and pay your property tax bills without a Japanese bank account.

• Register MailMate as your Domestic Point of Contact at the time of your property purchase.

• Receive your Japanese Mail digitally with English summaries & an interactive Mail Concierge.

• Local point of contact and bill pay for your condo or building association.

• Local point of contact for utility set-up and ongoing bill-pay.

• Get fiber optic internet set-up at your property (inclusive of monthly internet fees).

Is it safe and legal to stay in an Airbnb in Japan?

Yes, if the listing is registered. Every legal minpaku displays a notification number on its listing.

• Check the number: Look for the notification number in the listing details.

• Expect a passport request: If you live outside Japan, hosts must check your passport and keep a copy.

• Follow house rules: Neighbors complain most about noise and trash. Our guide to trash in Japan explains how to sort it.

If you want fewer rules, a hotel room or capsule hotel may be a better fit for a short stay.

Frequently asked questions

Is Airbnb legal in Japan?

Yes, if the property has a minpaku notification, a special zone permit, or a simple lodging permit under the Ryokan Act. Unregistered listings are illegal, and Airbnb removes them.

Is Airbnb banned in Japan in 2026?

No, there is no nationwide ban. Since mid-2026, national guidance lets local governments ban minpaku in residential areas by ordinance. Shinjuku and Kyoto have published draft bans for 2027.

What is the 180-day rule for Airbnb in Japan?

The minpaku law lets you host guests for up to 180 days a year. Some cities set a lower limit. To operate all year, you need a special zone permit or a lodging license.

Can I operate my Airbnb year-round?

Yes. Get a special zone permit in a designated area, or a simple lodging permit under the Ryokan Act. Osaka City stopped taking new special zone applications in May 2026.

Do I need a management company?

Yes, if you won’t stay at the property during guest stays. You also need one if the home has more than five guest rooms. The company must be registered with Japan’s transport ministry.

Why does my Airbnb host in Japan ask for my passport?

Japanese law requires hosts to record guest information. For foreign guests without an address in Japan, this includes nationality and passport number. Hosts must also keep a copy of the passport.

How many Airbnbs are registered in Japan?

Japan had 40,745 notified minpaku properties in May 2026. That figure excludes special zone minpaku.

What happens if I run an Airbnb without a license?

You can face fines of up to ¥1 million under the Ryokan Act. Cities can also order you to stop. Airbnb removes listings without a valid number.

In closing

Running an Airbnb in Japan is still possible in 2026. But the rules depend more than ever on your city and ward.

Check your local ordinance before you buy. Then pick the right route: minpaku, special zone, or a lodging license.