Airbnb rules & returns in Tokyo
Photo: Joli Rumi / CC BY-SA 4.0
The strongest occupancy and revenue in our set. The trade-off is a 180-night cap and ward rules that tightened sharply in 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 · Tokyo
As of 2026-10-18
- Minpaku notification to the ward, with a 180-night annual cap. Absent owners must appoint an MLIT-registered administrator.
- Taito: homes notified from 1 Oct 2026 cannot operate on weekdays.
- Shibuya: from 1 Jul 2026, restricted zones were extended to more residential zones (about 63 operable days a year there), with exceptions only for owner-residents managing ≤5 rooms.
- Other wards have their own ordinances. Check the specific address.
Sources
As of 2026-10-18
- About the Private Lodging Business Act · Japan Tourism Agency / MLIT minpaku portal · accessed 2026-10-18
- 住宅宿泊事業（民泊）申請・手続き · Tokyo Metropolitan Government, Bureau of Industrial and Labor Affairs · accessed 2026-10-18
- 住宅宿泊事業（民泊）における台東区の条例を改正しました (updated 1 Oct 2026) · Taito City · accessed 2026-10-18
- 渋谷区住宅宿泊事業条例 改正の概要 (promulgated 26 Mar 2026) · Shibuya City · accessed 2026-10-18
Market estimates
Estimates, not projections
Tokyo
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $195 Estimate
- Median ADR
- $142 Estimate
- Occupancy
- 52.5% Estimate
- Annual revenue / listing
- $31,258 Estimate
- Active listings
- 15,402 Estimate
Setup & management costs
Management fees
| Manager | Fee as published | Link |
|---|---|---|
| BB Limited Company | 15% / 22% / 28% of revenue by plan | View |
Setup and furnishing Estimate
As of 2026-10-18
| Item | Local range | US$ range | Notes | Source |
|---|---|---|---|---|
| Furnishing (1K/studio) | JPY 400,000–700,000 | US$ 2,532–4,430 | Furniture, appliances and equipment for a Shinjuku-area 1K (25 sqm). Interior décor adds about ¥100,000–200,000. Lease costs excluded. | |
| Licensing & registration | JPY 200,000–400,000 | US$ 1,266–2,532 | Permit filing plus fire-safety equipment (smoke detectors, emergency lighting). Varies a lot by building. | |
| Listing photos | JPY 100,000–150,000 | US$ 633–949 | Professional photography, cleaning kit and initial OTA listing set-up. | |
| Smart lock & basics | JPY 10,000–30,000 | US$ 63–190 | Self-install smart lock (Japan-wide figure). Contractor-installed models ¥30,000–100,000. |
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
Tokyo
BB Limited Company
Licensed minpaku management in Tokyo for foreign owners, in English.
Publishes 15/22/28% plans. Ask to see its MLIT administrator registration.
Tokyo
TABIMUSUBI
Vacation rental management in Japan, full service or à la carte.
Tools for hosts
All host tools →- Hospitable
For running listings
- Airbtics
For market and revenue research
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Run the numbers for Tokyo
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