Airbnb rules & returns in Osaka
Photo: Sakai Yayoi / CC0
Osaka City hosted over 90% of Japan's special-zone ('tokku') minpaku, which had no 180-night cap. That route closed to new applicants on 29 May 2026.
Not legal advice
ShortStay Compass is general information, not legal, tax or investment advice. Rules change often. Confirm with the official source, your building management and a licensed local professional before you buy, list or host.
Rules
Rules file · Osaka
As of 2026-10-18
- Osaka City stopped accepting new tokku minpaku applications on 29 May 2026. Existing certified facilities can keep operating but can't add rooms or floor area.
- 29 other municipalities in Osaka Prefecture also ended tokku minpaku on the same date.
- The national minpaku route (180-night cap) remains. Condo management rules can prohibit both.
Sources
As of 2026-10-18
- 大阪市国家戦略特別区域外国人滞在施設経営事業の新規受付終了について · Osaka City · accessed 2026-10-18
- About "Tokku Minpaku" (certified private lodging) · Osaka Prefectural Government · accessed 2026-10-18
- 特区民泊の制度及び運用について · Osaka City (29 May 2026) · accessed 2026-10-18
- About the Private Lodging Business Act · Japan Tourism Agency / MLIT minpaku portal · accessed 2026-10-18
- 大阪市「特区民泊」5月の申請は最多1000件超、受け付け停止で駆け込み · Yomiuri Shimbun (30 May 2026) · accessed 2026-10-18
Market estimates
Estimates, not projections
Osaka
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $123 Estimate
- Median ADR
- $93 Estimate
- Occupancy
- 46.7% Estimate
- Annual revenue / listing
- $18,067 Estimate
- Active listings
- 11,708 Estimate
Setup & management costs
Management fees
Not yet sourced: we only publish costs we can cite.
Setup and furnishing Estimate
As of 2026-10-18
| Item | Local range | US$ range | Notes | Source |
|---|---|---|---|---|
| Furnishing (1K/1LDK) | JPY 200,000–400,000 | US$ 1,266–2,532 | Minimum-spec furniture and appliances for a one-room to 1LDK unit (Japan-wide figure). | |
| Licensing & registration | JPY 0–172,000 | US$ 0–1,089 | Government fee: ¥0 for a minpaku notification (Osaka Prefecture) or ¥22,000 for an Osaka City ryokan license. Administrative scrivener ¥50,000–150,000 is optional. Fire-safety work (¥0–1m depending on the building) is not included. New tokku (special-zone) minpaku applications closed 29 May 2026. | |
| Listing photos | Not yet sourced | Not yet sourced | Not yet sourced | Not yet sourced |
| Smart lock & basics | JPY 10,000–30,000 | US$ 63–190 | Self-install smart lock (Japan-wide figure). |
Setup cost ranges are estimates compiled from published guides, retailer prices and official fee schedules, as of 2026-10-18. US$ conversions use mid-market rates on 18 Oct 2026 (open.er-api.com): US$1 = PHP 63.03, THB 33.43, IDR 18,014, MYR 4.08, VND 25,861, JPY 158.0. They exclude the property price, deposits and renovation unless stated. Where we found no solid source the item says "Not yet sourced".
Local managers
Tools for hosts
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Run the numbers for Osaka
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