Japan’s Airbnb Crackdown: What Every Foreign Buyer Needs to Know in 2026 | Ep. 144

Can You Actually Run an Airbnb in Japan as a Foreigner?Take and Joey welcome back one of their top real estate agents, Ryo Takamoto of Real From the Homes, for a deep dive into what it really takes to buy a property in Japan and turn it into a short-term rental. Ryo has helped launch more than 30 Airbnb properties across Japan, and in this episode he walks through the zoning rules, licensing process, costs, andchanging regulations that every foreign buyer needs to understand before jumping in.Key TakeawaysForeigners without Japanese language ability essentially cannot get a minpaku (short-term rental) license on their own; the paperwork and health center process are entirely in JapaneseZoning is the single most important factor: commercial and semi-commercial zones offer the most flexibility, and some residential zones only qualify for minpaku (180-day) licenses, not ryokan/hotel (365-day) licensesJapan's national minpaku law caps short-term rentals at 180 days by default, but local municipalities can now restrict that down to zero, and cities like Osaka, Tokyo's 23 wards, and Kyoto are tightening rules while cities like Otaru, Nagano, and parts of Kyushu remain more welcomingGetting from keys-in-hand to first guest typically takes 3 to 4 months, but can stretch to a year depending on the city and renovation scopeBudget roughly 15–20% above the property purchase price for light renovation, fire safety compliance, and furnishing to get a property Airbnb-readyWhat They CoverRyo's path from a Uber Eats internship in Osaka to Recruit (parent company of Indeed and Jalan) to launching his own Japan real estate and Airbnb management companyThe difference between minpaku (180-day) and ryokan/hotel (365-day) licenses and how zoning determines which one is availableWhy cities like Osaka have pulled back "special minpaku zones" and what's driving recent enforcement, including reports of targeted raids on unlicensed short-term rentals in ShinjukuThe specific steps to get licensed: fire code installation and inspection, health center application and review, furniture and guest-ready setupReal renovation and licensing cost breakdowns in yen and USD for a typical detached houseWhy most owners aren't chasing big ROI, but rather using Airbnb to offset ownership costs while maintaining a lifestyle property in JapanRecommended regions for buyers looking outside of Tokyo and Osaka, including areas along the Inland Sea and smaller cities with friendlier health center processesResources MentionedAkiya Mart: browse listings with a minpaku zoning overlayReal From the Homes: Ryo’s agency supporting international buyers with renovation, Airbnb setup, and property managementJapan Innovation Campus (JIC): the network where Take and Joey first connected with RyoEnjoyed the Episode?If you found this helpful, leave us a five-star rating on Apple Podcasts or Spotify. It takes five seconds and helps other buyers find the show. Got questions about buying or running an Airbnb in Japan? Reach out through our site or find us on Instagram and TikTok for property tips and updates on our own renovations