Owning
Airbnb in a Tokyo Condo? Japan's Three Short-Term Rental Systems
The minpaku law with its 180-night cap, hotel business licences, the special-zone scheme, and how condo bylaws and ward rules restrict short-term rentals.
Many buyers ask whether they can use a Tokyo condominium as an Airbnb. In practice, laws and building rules restrict it heavily, and some owners find out only after buying that they cannot operate. Here is what to check first.
Key takeaways
- There are three systems: the minpaku law, the hotel business licence and the special-zone scheme
- Minpaku under the law is capped at 180 nights a year, and wards add limits
- Most condominium bylaws ban short-term rentals
- Check the bylaws, ward rules and zoning before you buy
Three systems
Paid overnight stays need a notification or licence under one of these.
| System | Procedure | Nights per year | Main conditions |
|---|---|---|---|
| Minpaku law | Notification | Up to 180 | Ward ordinances add limits |
| Hotel Business Act (simple lodging etc.) | Licence | No cap | Zoning, building use, facilities |
| Special-zone minpaku | Certification | No cap (minimum stay applies) | Ota Ward in the 23 wards |
- Private Lodging Business Act (minpaku law): notification; up to 180 nights a year
- Hotel Business Act (for example a simple lodging licence): no night cap, but strict rules on building use, facilities and zoning
- National Strategic Special Zones: in Tokyo's 23 wards, Ota Ward; minimum stay lengths and other conditions apply
Extra ward rules
Wards can further restrict minpaku under the law by area and period, for example banning weekday operation in residential zones. Rules differ by ward, so check the current ordinance where the property is.
Condominium bylaws
Many condominium bylaws prohibit short-term rentals. Where they are silent, the owners association may still ban them by resolution. Check the bylaws and any resolutions alongside the building management report.
If short-term rental is not allowed
You can still let the unit on an ordinary or fixed-term lease, or as a furnished monthly rental of 30 days or more. For a lodging business, a whole building or a property that can obtain a hotel licence is usually more realistic.
Checklist before buying
- 1
Bylaws
Not banned?
- 2
Ward ordinance
Area and period limits
- 3
Choose the system
Up to 180 nights: notification; all year: hotel licence
- 4
If not possible
Ordinary or monthly rental
- Whether the bylaws ban or allow short-term rentals
- The ward's minpaku ordinance (area and period limits)
- Zoning, and whether a hotel licence is possible
- Fire safety equipment and escape routes, and their cost
- The numbers as an ordinary rental if short-term letting fails
Common situations and how to avoid them
Illustrative cases based on situations international buyers often face, not specific deals.
Bought for Airbnb, banned by the bylaws
A buyer purchased a central Tokyo condo to run as a short-term rental. After handover they read the bylaws and found short-term rentals were banned.
How to avoid it: If you plan short-term rentals, check the bylaws and association resolutions before the contract and get it in writing. Work out the numbers as an ordinary rental too.
Sources
FAQ
Can your listings be used for Airbnb?
Most condominium units are covered by bylaw bans. We check the bylaws for each property; use “Get documents” to ask.
Can I operate more than 180 nights?
Not under the minpaku law. Year-round operation needs a Hotel Business Act licence.
Do you handle hotel and ryokan properties?
Our operator, Ziyou Real Estate, also advises on hotel and ryokan properties. Tell us your purpose.
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