Running an Airbnb in Tokyo: Which Wards Are Flexible and Which Are Strict?
A detailed comparison of Airbnb (Minpaku) business regulations in Tokyo’s 23 wards in 2026: strict wards, more flexible wards, room rates, and the Ōta Tokku Minpaku model.
Aug 7, 2026·✍️ olablog·⏱ 13 min read
A detailed comparison of Airbnb (Minpaku) business regulations in Tokyo’s 23 wards in 2026: strict wards, more flexible wards, room rates, and the Ōta Tokku Minpaku model.
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Many Vietnamese people living in Japan—from long-term international students and engineers to settled families—have probably had the fleeting thought: “What if I rented or bought an apartment in Tokyo, registered it as an Airbnb, and earned some extra monthly income?” With international visitor numbers to Tokyo reaching record highs, the idea of running a homestay or “Minpaku” (民泊) can sound extremely appealing. In reality, however, operating a short-term rental business in Japan is nowhere near as simple as posting a listing on an app. If you do not carefully research the regulations in each ward (区 - ku), you can easily fall into a legal trap, face heavy fines, or even lose your right to operate. This OlaChill article will help you understand the complete Airbnb “legal map” across Tokyo’s 23 wards.
Overview of Japan’s Minpaku laws (Updated August 2026)
Before looking at each ward in detail, you need to understand Japan’s overall legal framework for short-term accommodations. As of August 2026, Airbnb businesses in Tokyo are primarily governed by the following 3 levels of law:
- Act on Business of Accommodations in Residential Areas — 住宅宿泊事業法 (Jūtaku Shukuhaku Jigyō Hō—commonly known as the New Minpaku Act): Allows individuals to rent out residential properties commercially or privately on a short-term basis. The core rule is a maximum limit of 180 operating days per year (from 12:00 noon on 4/1 of the current year to 12:00 noon on 4/1 of the following year).
- Hotel Business Act / Ryokan Business Act — 旅館業法 (Ryokan Gyō Hō): If you want to operate 365 days a year nationwide, you must obtain a license as a simple lodging facility — 簡易宿所 (kan'i shukusho). This model requires strict standards for fire prevention, emergency exits, ceiling height, and urban zoning.
- Local regulations — 条例 (Jōrei) of each ward: National law allows up to 180 days, but wards have the authority to issue their own ordinances to impose even stricter restrictions in order to prevent disruption to local residents’ lives. This is precisely why many investors are caught off guard: each ward sets different permitted periods and operating days.
In addition, if you do not live in the apartment yourself (the absent-host model — 家主不在型 / yanushi fuzai gata), the law requires you to hire an authorized management company — 住宅宿泊管理者 (jūtaku shukuhaku kanri sha) — to operate the property and handle emergencies.
Tokyo’s 23-ward regulatory map: Which wards are flexible and which are strict?
The differences in regulations between Tokyo’s wards are enormous. Although the national law sets the same 180-day limit, in some wards you may operate only on weekends, while others allow all 180 days consecutively.
1. Extremely strict wards (Weekends or holidays only)
- Shinjuku (新宿区): Although it is Tokyo’s liveliest center, Shinjuku stipulates that in residential areas (住居地域 - jūkyo chiiki), minpaku may operate only from noon on Friday to noon on Monday (weekends and national holidays). In practice, this means you can operate for only around 100–110 days per year, making it extremely difficult to break even when rent is high.
- Shibuya (渋谷区): The ward is particularly strict in residential areas near schools or children’s routes to school. Many areas of Shibuya allow operations only during students’ summer and winter holidays (approximately 60–80 days per year).
- Toshima (豊島区 - including Ikebukuro): In residential areas, the ward restricts operations to around 120 days per year in order to reduce littering and late-night noise.
- Chiyoda (千代田区): Weekday operations are practically banned in residential areas, with only a small number of weekend days remaining. As a result, running a standard Minpaku model in this ward is virtually impossible.
2. More flexible and tourism-friendly wards (Allow the full 180 days)
- Taitō (台東区 - including Asakusa and Ueno): This is an “Airbnb paradise.” Taitō does not impose strict additional weekday or weekend restrictions in commercial and mixed residential-commercial areas. You can use the full 180 days per year permitted under national law. Western and Asian travelers particularly enjoy staying in Asakusa or Ueno because of the convenient transportation and traditional atmosphere.
- Sumida (墨田区 - areas around Skytree): Although new properties may be subject to an on-site management staffing requirement, Sumida is generally quite accommodating toward minpaku in areas near major stations.
- Kita (北区), Arakawa (荒川区), Adachi (足立区), Itabashi (板橋区): Tokyo’s northern wards have generally not introduced additional restrictions, allowing operations for the full 180 days per year. Property purchase and rental costs here are much lower than in Shinjuku or Shibuya, helping produce an impressive return on investment (ROI).
Comparison table of Airbnb business regulations in Tokyo’s key wards
As of August 2026, the table below summarizes the regulations in several prominent Tokyo wards for an easy overview:
| Ward (区) | Maximum number of days / year | Special restrictions (条例) | Main types of tourists | Investment feasibility |
|---|---|---|---|---|
| Taitō (台東区) | 180 days | No weekday ban in suitable areas | European and American travelers, Asian travelers, families | Very high |
| Ōta (大田区) | 365 days (Tokku Minpaku) | Minimum stay of 2 nights, area $\ge 25\text{m}^2$ | Haneda transit travelers, larger groups | High (if you choose the right area) |
| Kita / Adachi | 180 days | Full application of national law | Independent travelers, budget-conscious visitors | Moderate - High |
| Shinjuku (新宿区) | ~110 - 150 days | Weekends/holidays only in residential areas | Young travelers, nightlife enthusiasts | Moderate (difficult to break even if renting) |
| Shibuya (渋谷区) | ~60 - 80 days | Only permitted during school holidays in residential areas | Shopping and trend-conscious travelers | Low (unless you have a hotel license) |
| Chiyoda (千代田区) | Almost 0 days | Weekdays completely prohibited in most residential areas | Business travelers, corporate guests | Very low |
What makes Tokku Minpaku in Ōta Ward (大田区) different?
If you want to run an Airbnb year-round (365 days) without the 180-day cap, Ōta Ward (大田区) is the only one of Tokyo’s 23 wards that offers this option through the Special Economic Zone Minpaku — 特区民泊 (Tokku Minpaku) framework.
How does Tokku Minpaku work?
Established under the National Strategic Special Zones Act (国家戦略特区法), this model frees investors from the 180-day cap under the New Minpaku Act. However, as of August 2026, you must comply with the following mandatory conditions in Ōta Ward:
- Minimum stay: Guests must book a stay of at least 2 nights and 3 days (2 nights / 3 days). You may not sell individual 1-night stays.
- Minimum floor area: Each apartment or guest room must have a floor area of at least 25m² (excluding the balcony).
- Zoning: The property must be located in an eligible zone, usually a commercial area 商業地域 or neighborhood commercial area 近隣商業地域. It may not be located in an area designated exclusively for residential use.
- Convenient location: Ōta Ward is home to Haneda International Airport (羽田空港), a gateway for large numbers of travelers arriving late or departing early. Visitors here often travel in family or friend groups and strongly prefer spacious apartments rented for 2–4 nights.
Note: Although Ōta allows operations 365 days a year, fire-safety inspections and feedback from neighboring residents had become stricter as of 2026. You should consult the Ward Health Center — 保健所 (Hokenjo) — carefully before paying a deposit to purchase or rent a property.
Indicative room rates, occupancy, and projected revenue (August 2026)
Below is an indicative financial overview based on Tokyo’s short-term rental market data as of August 2026:
- Average nightly rate — ADR (Average Daily Rate):
- Studio / 1K apartment (for 1–2 guests): 12,000 JPY – 20,000 JPY/night (~2,000,000 – 3,400,000 VND).
- 1LDK / 2DK apartment (for 3–5 guests): 22,000 JPY – 38,000 JPY/night (~3,700,000 – 6,400,000 VND).
- Entire house (a private 1- or 2-story house in Asakusa or Sumida): 40,000 JPY – 70,000 JPY/night (~6,700,000 – 11,800,000 VND).
- Occupancy rate:
- During peak tourist seasons (the cherry blossom season in March–4, the autumn foliage season in October–11, Golden Week, and New Year’s): occupancy reaches 80% – 92%.
- During the low season (January and the rainy season in June): occupancy ranges from 60% – 70%.
- Mandatory taxes and fees:
- Tokyo accommodation tax (東京都宿泊税 - Tōkyō-to Shukuhaku Zei): 100 JPY/person/night for room rates from 10,000 JPY to under 15,000 JPY; 200 JPY/person/night for room rates of 15,000 JPY or more.
- Consumption tax (Chōsei zei / Shōhizei): 10%.
- Management company fee (住宅宿泊管理者): Approximately 15% – 25% of total revenue if you do not manage the property yourself (absent-host model).
Minpaku registration documents Vietnamese applicants need to prepare
To operate an apartment legally, you need to prepare a fairly complex set of documents. Below is a list of the key documents in Japanese that you should understand:
1. Personal / corporate documents
- 住民票 (Jūminhyō): The residence card / certificate of residence of the person named on the registration.
- 身分証明書 (Mibun Shōmeisho): A certificate issued by the ward or city authorities confirming that the applicant has not been declared bankrupt.
- 誓約書 (Seiyakusho): A written pledge not to violate the prohibitions under the Minpaku Act.
2. Property and safety documents
- 登記事項証明書 (Tōki Jigyō Shōmeisho): A certificate of real estate registration (the Japanese equivalent of a property ownership certificate).
- 賃貸借契約書 (Chintaishaku Keiyakusho): The rental agreement, if you are subleasing the property for business purposes. The agreement must include a clause permitting short-term subleasing (転貸許可 - Tentai kyoka).
- 管理規約 (Kanri Kiyaku): The condominium’s management rules. If the rules state “Minpaku prohibited” (民泊禁止), you cannot submit an application at all.
- 消防法令適合通知書 (Shōbō Hōrei Tekigō Tsūchisho): A certificate issued by the local fire department confirming that the property meets fire-safety standards, after emergency alarms, fire extinguishers, and emergency exits have been properly installed.
- Juutaku Shukuhaku Kanri Itaku Keiyakusho (住宅宿泊管理委託契約書): A contract authorizing a professional Minpaku management company to operate the property, if the owner does not live there.
3. Initial setup costs
When you first rent a property for Minpaku, you need to prepare capital for:
- 敷金 (Shikikin - Security deposit): Usually 1–3 months’ rent.
- 礼金 (Reikin - Key money / landlord gratuity): Usually 1–2 months’ rent.
- Fire-safety construction and furnishings: At least approximately 500,000 JPY – 1,200,000 JPY (~85 million – 200 million VND), depending on the size.
Frequently asked questions
Q. Can I register a Minpaku business in my name if I am an international student or technical intern?
Answer: In theory, the Minpaku Act does not prohibit applicants of any particular nationality. However, the status of residence (Visa) for international students and technical interns limits profit-making business activities outside the permitted scope. If you act as the business representative, you may be deemed by the Immigration Bureau (入管 - Nyūkan) to be engaging in an activity outside your status of residence (資格外活動). Ideally, you should have an appropriate status of residence, such as Engineer, Permanent Resident 永住者, Long-Term Resident, or Business Manager 経営・管理, or establish a company engaged in business or management.
Q. If my rental contract says nothing about Minpaku, can I register the property as an Airbnb myself?
Answer: Absolutely not. When submitting an application through the government’s online system, the authorities will require written consent from the landlord permitting subleasing (転貸承諾書), as well as written confirmation from the condominium management association (管理組合) that Minpaku is not prohibited. Operating secretly can result in a fine of up to 1,000,000 JPY and the immediate cancellation of your rental agreement.
Q. How can I fill the remaining days if my ward allows operations for only 180 days per year?
Answer: This is a classic business challenge in Tokyo. Experienced hosts often combine models: operate a short-term Airbnb for 180 days during peak seasons (spring/autumn), then use the remaining period for monthly rental contracts (Weekly/Monthly Mansion - ウィークリー・マンスリーマンション) aimed at business travelers or long-stay visitors. Rentals lasting more than 30 consecutive days under a fixed-term residential lease are not counted toward the 180-day limit under the Minpaku Act.
Q. Do I have to report guest identities to the authorities?
Answer: Yes, this is mandatory. You must keep a guest register (宿泊者名簿 - Shukuhakusha meibo), make copies of the Passports (Passport) of all foreign guests without a residential address in Japan, and submit reports to the ward authorities every 2 months.
Summary and advice
Running an Airbnb (Minpaku) business in Tokyo remains an attractive way to generate foreign-currency cash flow, but the era of operating secretly or informally is over. To succeed in 2026, the smartest strategy is to:
- Choose the right location: Prioritize wards that allow the full 180 days, such as Taitō (Asakusa and Ueno) and Sumida, or consider the 365-day Tokku Minpaku model in Ōta Ward.
- Calculate management costs: Make sure revenue covers rent, management company fees (住宅宿泊管理者), and accommodation taxes.
- Complete the procedures properly: Prepare all fire-safety documents (消防法令適合通知書) and obtain approval from the condominium management association before paying a deposit.
For more practical information about daily life, real estate law, and useful guides for living in Japan, check out the in-depth articles on OlaChill Blog, or explore related articles such as A guide to buying a home in Japan for Vietnamese people. If relatives or friends are visiting and want a flexible, all-inclusive travel experience, you can also browse the day tours from Tokyo offered by OlaChill.
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