Airbnb in Japan (2026): The 180-Day Rule Investors Get Wrong

Everyone researching Airbnb in Japan learns the same number: 180 days a year. Almost nobody learns the number that actually applies to their building — and it can be as low as 60. We break down the real, city-by-city regulation behind Japan's minpaku law, using official government data. What's covered: • The national 180-day cap under the Residential Lodging Business Act — and how it's actually counted • Toshima Ward's new 120-day limit, in fixed seasonal windows only, applying even to existing listings • Kyoto's 60-day cap in residential zones (and the kyomachiya exemption that changes everything) • Osaka's tokku minpaku loophole — uncapped operation, now closed to new applicants • Condo management association bylaws that can override all of the above • An illustrative revenue case study: what each day-cap is actually worth in yen • A due-diligence checklist before underwriting any short-term rental income Sources: Japan Tourism Agency (minpaku portal, as of May 2026), Nikkei, Kyoto City official pages, Osaka Prefecture/City official pages. Not financial advice — for informational purposes only. Subscribe for more data-driven breakdowns of real estate and investing in Japan. #JapanRealEstate #Airbnb #Minpaku #ForeignInvestor