Key takeaways
- The rules are tightening fast. In July 2026 the Japan Tourism Agency told municipalities that their ordinances may set zero permitted days for minpaku in residential areas (ゼロ日規制). Shinjuku, Ota and Toshima have since moved to ban new units in residential zones; Setagaya is the only ward proposing to relax.
- An overseas owner is always an “absentee host” (家主不在型) and must hire a registered minpaku management company (住宅宿泊管理業者). The owner-occupied exceptions in many local rules do not help you, which is why this page shows absentee limits.
- Most condominium buildings prohibit minpaku in their bylaws (管理規約). Check the bylaws and general-meeting minutes before you buy an apartment for Airbnb use.
- A licence attaches to the operator, not the building. A property sold as “minpaku-registered” must be re-notified by you as the new operator (a ryokan licence can pass with a business transfer, with the governor's approval).
- Osaka's tokku route has closed. Osaka City stopped accepting new National Strategic Special Zone minpaku (特区民泊, 365 days) on 29 May 2026. Buying a property or operating company that is already certified is now the only way in, and even then check whether the certification can pass to you. Osaka City still has 10,132 certified tokku facilities (29,730 rooms, 2026-06-30).
- For year-round letting, look at the simple-lodging licence (旅館業 簡易宿所): no day cap, but only in zones where hotels are allowed, with fire-safety upgrades and, increasingly, staff-on-site and floor-area rules. In ski resorts (Niseko, Hakuba) this is the norm.
- Demand is still growing. 42,070 minpaku were active nationwide on 15 Jul 2026, up from 22,169 in January 2024, a record high.
Check before you buy. Local rules changed in several wards in 2026 alone and more changes are scheduled. This page is research, not legal advice; confirm the zone, the ordinance and the building's bylaws with the municipality and a licensed professional.
All cities at a glance
“Max nights” is for an absentee host under the Private Lodging Business Act (national cap 180). “Tokku” = special-zone minpaku with no day cap. “Active minpaku” = registered homes currently operating (notifications minus closures), with the change on a year earlier. Click a name for the full table.
| City / ward | Airbnb allowed? | Max nights a year (absentee host) | Tokku | Simple lodging | Active minpaku 2026-07-15 |
|---|---|---|---|---|---|
| Shinjuku Ward | Limited | Residential zones: weekends only (~156). Elsewhere 180. Planned: no new units in residential zones, 120 in commercial | No | difficult | 3,775 +503 y/y |
| Shibuya Ward | Limited | 63 in residential and school (文教) zones; 180 in commercial zones | No | yes in commercial zones | 1,845 +592 y/y |
| Minato Ward | Yes, with limits | ~97 in residential-only and school zones (school holidays only); 180 elsewhere | No | yes in commercial zones | 874 +142 y/y |
| Taito Ward (Asakusa/Ueno) | Limited; ryokan licence is the realistic route | ~120 ward-wide (weekends and holidays only) | No | yes | 1,373 +239 y/y |
| Toshima Ward (Ikebukuro) | Limited | From 2026-12-16: 0 for new units in residential zones (~70% of the ward); 120 in commercial zones and for existing units | No | yes in commercial zones | 1,826 +144 y/y |
| Sumida Ward (Oshiage/Ryogoku) | Limited | ~104 ward-wide for new units (Fri and Sat nights only) | No | yes | 2,314 +582 y/y |
| Chuo Ward (Ginza/Nihonbashi) | Barely | ~104 ward-wide (Sat noon to Mon noon only) | No | yes in commercial zones | 107 +5 y/y |
| Chiyoda Ward | Barely | 0 in most of the ward; 180 only in a few non-residential business blocks | No | only ≥200㎡ guest-room area | 56 +16 y/y |
| Ota Ward (Kamata/Haneda) — TOKKU | Yes, with limits | Tokku minpaku: 365 (min. 2 nights). Ordinary minpaku: 0 in residential-only zones, 180 elsewhere | Yes (open) | yes where zoning allows | 254 +8 y/y |
| Setagaya Ward | Yes, with limits | ~120 in residential-only zones (up to 180 proposed from 2027-04); 180 elsewhere | No | limited | 546 +57 y/y |
| Osaka City | Yes, with limits | 0 in residential-only zones (unless on a road ≥4 m wide); 180 elsewhere. 365 only via an existing tokku certification | Closed to new | yes but tougher from late Oct 2026 | 2,256 +331 y/y |
| Kyoto City | Limited; ryokan licence is the usual route | ~60 in residential-only zones (15 Jan–16 Mar only); 180 elsewhere | No | yes outside 住居専用 zones | 1,315 +348 y/y |
| Fukuoka City | Yes | 180 everywhere (no local restriction found) | No | yes where zoning allows | 1,844 +550 y/y prefecture |
| Sapporo City | Yes | ~120 in residential-only zones (weekends and holidays); 180 elsewhere | No | yes where zoning allows | 3,041 +953 y/y |
| Kutchan Town (Niseko Hirafu) | Yes | ~120 in designated residential zones; 180 in the Hirafu resort areas | No | yes | 72 |
| Niseko Town | Yes | ~120 in designated areas; 180 in most of the town | No | yes | 72 |
| Hakuba Village | Mainly via a ryokan licence | Absentee minpaku barred near ski areas in peak winter (exact period unverified); weekdays barred in residential-only zones | No | yes | 0 |
| Naha City | Yes, in most zones | ~104 in residential-only zones (weekends); 180 elsewhere | No | yes where zoning allows | 427 +54 y/y |
| Onna Village (resort coast) | Yes | 180 almost everywhere (only school surroundings restricted) | No | yes | 1,196 +142 y/y prefecture |
| Miyakojima City (incl. Irabu & Shimoji) | Yes | 180 everywhere (no prefectural restriction listed) | No | yes where zoning allows | 1,196 +142 y/y prefecture |
| Ishigaki City | Yes | 180 everywhere (no prefectural restriction listed) | No | yes where zoning allows | 1,196 +142 y/y prefecture |
| Hakone Town | Yes, in most zones | ~153 in the restricted tourist-district zone; 180 elsewhere | No | yes | 524 +88 y/y prefecture |
| Atami City | Yes, with limits | ~120 in residential zones and near schools; 180 elsewhere | No | yes | 575 +131 y/y prefecture |
Tokyo
Shinjuku Ward 新宿区
| Can you run an Airbnb? | Limited low (and falling) |
|---|---|
| Max nights / year (absentee host) | Residential zones: weekends only (~156). Elsewhere 180. Planned: no new units in residential zones, 120 in commercialAll categories
|
| Where | Now: all zones (weekend-only in 住居専用). Planned: commercial-type zones only, 120 days. |
| Owner-occupied vs absentee | Current weekday ban applies regardless of type (no exception on the ward page). Planned rules keep an exception for owner-occupied / properly managed. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | difficult Allowed only where hotels are permitted by zoning; planned ban on new small ryokan/simple lodging + staffing rules. |
| Active minpaku registrations | 3,775 (2026-07-15) +27 vs previous release +503 (+15%) vs a year earlier |
| Median property price | ¥60.0m (resale condo, 2025, contract prices, n=1,298) Shinjuku prices → |
| Confidence · last verified | High · 2026-09-27 high (policy) / medium (effective date — from press, not yet in an ordinance) |
Details: Current: in exclusive-residential zones minpaku is banned Mon noon–Fri noon (weekends only); elsewhere 180 days. ANNOUNCED 2026-09-08: new minpaku to be banned in principle in all residential-type zones, commercial zones cut to 120 days/year, applied to existing facilities after a 2-year grace period (~2,000 units may have to stop); owner-occupied/properly managed exceptions planned. Small ryokan/simple lodging: new small facilities banned, front desk + resident staff + face-to-face check-in required. Public comment → ordinance to the ward assembly in 2027 (press: effective around June 2027).
Sources: www.city.shinjuku.lg.jp · www.city.shinjuku.lg.jp · topics.smt.docomo.ne.jp
Shibuya Ward 渋谷区
| Can you run an Airbnb? | Limited low-medium (commercial zones only) |
|---|---|
| Max nights / year (absentee host) | 63 in residential and school (文教) zones; 180 in commercial zonesAll categories
|
| Where | Commercial / 近隣商業 / 準工業 zones: 180 days. Residential & 文教 zones: 63 days unless owner-occupied. |
| Owner-occupied vs absentee | Owner-occupied (same building/adjacent, ≤5 rooms) = 180 days everywhere; absentee = 63 days in restricted zones. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes in commercial zones Ward also strengthened ryokan rules from 2026-07-01 (secondary source). |
| Active minpaku registrations | 1,845 (2026-07-15) +223 vs previous release +592 (+47%) vs a year earlier |
| Median property price | ¥85.0m (resale condo, 2025, contract prices, n=907) Shibuya prices → |
| Confidence · last verified | High · 2026-09-27 high |
Details: Amended ordinance (promulgated 2026-03-26, applies to notifications from 2026-07-01): restricted zones = 1st/2nd 文教地区, all 低層/中高層住居専用 zones, and newly 1st/2nd 住居 and 準住居 zones. In restricted zones only ~63 days/year are allowed (school holidays: roughly Mar 25–Apr 5, Jul 20–Aug 29, a few days in Oct, Dec 25–Jan 7). Exception (180 days) now only for owner-occupied type: owner lives in the same building/site or adjacent, ≤5 rooms. The old '100m management office' exception was abolished. Neighbour notice now 60 days before notification. Units notified by 2026-06-30 keep the old rules.
Sources: files.city.shibuya.tokyo.jp · www.city.shibuya.tokyo.jp
Minato Ward 港区
| Can you run an Airbnb? | Yes, with limits medium in commercial zones (but condo bylaws usually block) |
|---|---|
| Max nights / year (absentee host) | ~97 in residential-only and school zones (school holidays only); 180 elsewhereAll categories
|
| Where | Commercial / 住居地域 etc.: 180. 住居専用 & 文教: ~97 (absentee). |
| Owner-occupied vs absentee | Owner-occupied exempt from area/period limits. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes in commercial zones Luxury condos almost always prohibit minpaku in bylaws. |
| Active minpaku registrations | 874 (2026-07-15) +36 vs previous release +142 (+19%) vs a year earlier |
| Median property price | ¥110m (resale condo, 2025, contract prices, n=1,557) Minato prices → |
| Confidence · last verified | High · 2026-09-27 high |
Details: Absentee-type minpaku in 低層/中高層住居専用 zones and 文教地区 is banned Jan 11 noon–Mar 20 noon, Apr 11 noon–Jul 10 noon and Sep 1 noon–Dec 20 noon, i.e. only school holidays (~97 nights/year). Owner-occupied type: no area/period limit (180). Other zones (commercial, 住居 etc.): 180. No new tightening announced as of 2026-09 (guide updated Dec 2025).
Sources: www.city.minato.tokyo.jp
Taito Ward (Asakusa/Ueno) 台東区
| Can you run an Airbnb? | Limited; ryokan licence is the realistic route low for minpaku; simple lodging licence is the realistic route |
|---|---|
| Max nights / year (absentee host) | ~120 ward-wide (weekends and holidays only)All categories
|
| Where | All zones, weekends/holidays only (absentee). |
| Owner-occupied vs absentee | Until 2026-09-30 owner-occupied/resident-manager = 180; from 2026-10-01 new ones also weekend-only. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes (commercial zones; Asakusa has many simple-lodging hostels) Taito's ryokan ordinance requires a front desk / staff on site (check before buying). |
| Active minpaku registrations | 1,373 (2026-07-15) -12 vs previous release +239 (+21%) vs a year earlier |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high |
Details: Ward-wide: minpaku without a resident owner/manager is banned Mon noon–Sat noon (except national holidays and Dec 30–Jan 3) → ~120 nights/year. Amendment effective 2026-10-01: new notifications (from Oct 1) cannot operate on weekdays even if owner-occupied; units notified by 2026-09-30 keep old rules. New guidance/improvement orders/public naming apply to all.
Sources: www.city.taito.lg.jp
Toshima Ward (Ikebukuro) 豊島区
| Can you run an Airbnb? | Limited low |
|---|---|
| Max nights / year (absentee host) | From 2026-12-16: 0 for new units in residential zones (~70% of the ward); 120 in commercial zones and for existing unitsAll categories
|
| Where | New: 商業・近隣商業 etc. only, 120 days in 3 school-holiday windows. |
| Owner-occupied vs absentee | No distinction for area/period rules. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes in commercial zones Only realistic year-round route. |
| Active minpaku registrations | 1,826 (2026-07-15) -25 vs previous release +144 (+9%) vs a year earlier |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high |
Details: Amended ordinance enacted 2025-12 (promulgated/effective 2025-12-15; area/period rules effective 2026-12-16 — NOT April). From 2026-12-16: (1) New minpaku banned all year in 第1種低層住居専用, 第1種・第2種中高層住居専用, 第1種・第2種住居, 準工業 zones and 文教地区 (~70% of the ward). (2) Everywhere else (and for EXISTING units in all zones) operation is allowed only Mar 15 noon–Apr 11 noon, Jul 1 noon–Sep 1 noon and Dec 15 noon–Jan 15 noon = 120 nights/year. No owner-occupied exception (ward explicitly declined it). Fine up to ¥50,000 (過料). First business-suspension orders issued to 15 operators in 2026-06.
Sources: www.city.toshima.lg.jp · www.city.toshima.lg.jp · www.city.toshima.lg.jp · www.city.toshima.lg.jp
Sumida Ward (Oshiage/Ryogoku) 墨田区
| Can you run an Airbnb? | Limited low |
|---|---|
| Max nights / year (absentee host) | ~104 ward-wide for new units (Fri and Sat nights only)All categories
|
| Where | All zones, Fri/Sat nights only (new absentee). |
| Owner-occupied vs absentee | Resident owner/manager on site = 180. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes (commercial zones) but staff must be on site From 2026-04-01. |
| Active minpaku registrations | 2,314 (2026-07-15) -112 vs previous release +582 (+34%) vs a year earlier |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high |
Details: New ordinance (passed 2025-12-10, effective 2026-04-01): ward-wide, minpaku banned Sun noon–Fri noon → only Fri & Sat nights (~104/year) unless a manager is stationed in/at the dwelling. Applies to notifications accepted from 2026-04-01; existing units exempt. Ryokan/simple lodging: staff must be stationed on site, neighbour-notice radius 20m. Enforcement guidelines from 2026-06-01.
Sources: www.city.sumida.lg.jp · www.city.sumida.lg.jp
Chuo Ward (Ginza/Nihonbashi) 中央区
| Can you run an Airbnb? | Barely very low for minpaku |
|---|---|
| Max nights / year (absentee host) | ~104 ward-wide (Sat noon to Mon noon only)All categories
|
| Where | All zones, weekend only. |
| Owner-occupied vs absentee | No exception found. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes in commercial zones Main route for year-round operation. |
| Active minpaku registrations | 107 (2026-07-15) ±0 vs previous release +5 (+5%) vs a year earlier |
| Median property price | ¥110m (resale condo, 2025, contract prices, n=1,421) Chuo prices → |
| Confidence · last verified | Medium · 2026-09-27 medium (page dated 2024-05; exception rules not stated) |
Details: Ward-wide (all zones incl. Ginza commercial): minpaku only from Saturday noon to Monday noon → ~104 nights/year. No owner-occupied exception stated on the ward page. No new change announced.
Sources: www.city.chuo.lg.jp
Chiyoda Ward 千代田区
| Can you run an Airbnb? | Barely very low |
|---|---|
| Max nights / year (absentee host) | 0 in most of the ward; 180 only in a few non-residential business blocksAll categories
|
| Where | Absentee: only non-dense business blocks (few homes exist there). |
| Owner-occupied vs absentee | Owner-occupied allowed; absentee effectively banned. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | only ≥200㎡ guest-room area Small units no longer licensable. |
| Active minpaku registrations | 56 (2026-07-15) +11 vs previous release +16 (+40%) vs a year earlier |
| Median property price | ¥80.0m (resale condo, 2025, contract prices, n=357) Chiyoda prices → |
| Confidence · last verified | High · 2026-09-27 high (minpaku) / medium (ryokan 200㎡ — from draft, enactment not separately confirmed) |
Details: Amended 2026-07-01: absentee minpaku (both 'manager on site' and 'manager rushes over' types) is banned on ALL days in 文教地区 (A), within ~100m of schools (B) and in the 'dense-population' blocks (C = most of the ward except Otemachi/Marunouchi/Yurakucho-type business blocks). Owner-occupied: A/B only Fri–Sun (Sun noon–Fri noon banned), C = 180. Only the non-dense business blocks allow 180 for all types. Simple lodging/hotels: guest-room floor area total ≥200㎡ required (small ryokan effectively banned).
Sources: www.city.chiyoda.lg.jp · www.city.chiyoda.lg.jp · www.city.chiyoda.lg.jp
Ota Ward (Kamata/Haneda) — TOKKU 大田区
| Can you run an Airbnb? | Yes, with limits medium (best in Tokyo now, but window may close) |
|---|---|
| Max nights / year (absentee host) | Tokku minpaku: 365 (min. 2 nights). Ordinary minpaku: 0 in residential-only zones, 180 elsewhereAll categories
|
| Where | Tokku: per ward guideline (not in 住居専用). Minpaku absentee: commercial/住居/準工 etc. |
| Owner-occupied vs absentee | Owner-occupied currently not area-limited (planned to change). |
| Tokku minpaku (特区民泊) | Yes — accepting (as of 2026-09); new approvals may be stopped · min. stay 2 nights / 3 days |
| Simple-lodging licence (簡易宿所) | yes where zoning allows Same 2026-04 guideline applies. |
| Active minpaku registrations | 254 (2026-07-15) +11 vs previous release +8 (+3%) vs a year earlier + 481 tokku facilities (1,086 rooms, 2026-06-30; ordinary minpaku above) |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high (current) / medium (plans) |
Details: Only Tokyo ward with 特区民泊: 365 days, minimum stay 2 nights/3 days, still accepting applications as of 2026-09 (official page updated 2026-04-30). 住宅宿泊事業: absentee type banned in 低層/中高層住居専用, 工業, 工業専用 zones and some special districts; new absentee units within 100m of schools banned Mon noon–Fri noon; owner-occupied not area-limited. From 2026-04-01 stricter guidelines for ALL lodging types: neighbour briefing, notice radius 10→20m, response within 10-min walk (was 30 min), garbage collection 3×/week. Planned (target first half of FY2027): ban new minpaku in residential zones incl. owner-occupied, weekends/holidays only elsewhere; ward also considering ending new tokku approvals.
Sources: www.city.ota.tokyo.jp · www.city.ota.tokyo.jp · www.city.ota.tokyo.jp · okatakashi.net · www.nikkei.com
Setagaya Ward 世田谷区
| Can you run an Airbnb? | Yes, with limits medium (improving if draft passes) |
|---|---|
| Max nights / year (absentee host) | ~120 in residential-only zones (up to 180 proposed from 2027-04); 180 elsewhereAll categories
|
| Where | All zones; weekend-limited in 住居専用 (for now). |
| Owner-occupied vs absentee | Conditions of the relaxation not yet published. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | limited (mostly residential zoning) |
| Active minpaku registrations | 546 (2026-07-15) +7 vs previous release +57 (+12%) vs a year earlier |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high (current) / medium (draft) |
Details: Current: in 住居専用 zones minpaku banned Mon noon–Sat noon (except around holidays) → ~120 nights. Draft amendment (public comment 2026-09-15 to 10-06, to assembly 2027-02, target 2027-04): adds neighbour notice, signage, waste and rush-response rules, BUT would allow well-run operators meeting conditions to operate on weekdays up to 180 days in residential zones, with cancellation if problems occur. The only ward moving toward relaxation.
Sources: www.city.setagaya.lg.jp · www.city.setagaya.lg.jp · www.traicy.com
Osaka
Osaka City 大阪市
| Can you run an Airbnb? | Yes, with limits medium for existing licensed assets; low for new entry |
|---|---|
| Max nights / year (absentee host) | 0 in residential-only zones (unless on a road ≥4 m wide); 180 elsewhere. 365 only via an existing tokku certificationAll categories
|
| Where | Minpaku: commercial/住居/準工 etc.; tokku closed to new entrants. |
| Owner-occupied vs absentee | No major owner-occupied exception. |
| Tokku minpaku (特区民泊) | new applications ended 2026-05-29; existing continue · min. stay 2 nights / 3 days |
| Simple-lodging licence (簡易宿所) | yes but tougher from late Oct 2026 (RC/SRC, staff on site) Buying an existing certified tokku unit is now the only way into 365-day minpaku. |
| Active minpaku registrations | 2,256 (2026-07-15) +56 vs previous release +331 (+17%) vs a year earlier + 10,132 tokku facilities (29,730 rooms, 2026-06-30; ordinary minpaku above) |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high (tokku closure, minpaku rules) / medium (ryokan effective date) |
Details: 特区民泊: new applications and room/floor-area expansions CLOSED on 2026-05-29 (Fri) (confirmed on city page); units certified by then may continue (min stay 2 nights/3 days, rooms ≥25㎡). 住宅宿泊事業: banned in 低層/中高層住居専用 zones except plots facing roads ≥4m wide; within 100m of elementary schools banned Mon noon–Fri noon; elsewhere 180. Ryokan ordinance amendment (public comment 2026-05-19 to 06-18; reported effective 2026-10-30): simple lodging in buildings containing homes must be RC/SRC (or equivalent sound insulation), staff on site while guests stay (applies to existing too), neighbour notice extended. Plans lodged before the effective date use old standards.
Sources: www.city.osaka.lg.jp · www.city.osaka.lg.jp · www.city.osaka.lg.jp · www.city.osaka.lg.jp · moriyama-minpaku.com
Kyoto
Kyoto City 京都市
| Can you run an Airbnb? | Limited; ryokan licence is the usual route medium (via simple-lodging licence, not minpaku) |
|---|---|
| Max nights / year (absentee host) | ~60 in residential-only zones (15 Jan–16 Mar only); 180 elsewhereAll categories
|
| Where | Commercial/住居/準工 etc.: 180. |
| Owner-occupied vs absentee | Owner-occupied / Kyo-machiya exempt from the Jan–Mar-only rule. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes outside 住居専用 zones Machiya inns usually go this route. |
| Active minpaku registrations | 1,315 (2026-07-15) +77 vs previous release +348 (+36%) vs a year earlier |
| Median property price | ¥38.0m (resale condo, 4 central wards, 2025, contract prices, n=781) central Kyoto prices → |
| Confidence · last verified | High · 2026-09-27 high |
Details: 住居専用地域: minpaku only Jan 15 noon–Mar 16 noon (~60 nights, the off-season) unless owner-occupied or a certified Kyo-machiya meeting conditions (then 180). Absentee type needs an on-site-response manager within ~800m / 10 min. Other zones 180. No tokku. Simple lodging common but city rules require front desk or staff within ~800m. Accommodation tax raised 2026-03-01 (up to ¥10,000/night); vacant/second-home tax planned (official: FY2030).
Sources: www.city.kyoto.lg.jp · www.city.kyoto.lg.jp · www.city.kyoto.lg.jp · www.city.kyoto.lg.jp
Fukuoka
Fukuoka City 福岡市
| Can you run an Airbnb? | Yes high (among the most permissive big cities) |
|---|---|
| Max nights / year (absentee host) | 180 everywhere (no local restriction found)All categories
|
| Where | All zones (180). |
| Owner-occupied vs absentee | Only national rule (manager required if absentee). |
| Tokku minpaku (特区民泊) | not in Fukuoka City (Kitakyushu City only) |
| Simple-lodging licence (簡易宿所) | yes where zoning allows |
| Active minpaku registrations | 1,844 (2026-07-15) +71 vs previous release +550 (+43%) vs a year earlier Fukuoka Prefecture, which includes Fukuoka City: the city is not reported separately |
| Median property price | — no price page yet |
| Confidence · last verified | Medium · 2026-09-27 medium (absence of ordinance inferred from MLIT 2021 list + city page) |
Details: No local area/period ordinance found (not listed in MLIT's compilation) → national 180 days in all zones. Absentee must use a licensed manager. Urbanization-control areas: some houses cannot be used. No tokku-minpaku in Fukuoka City (Kitakyushu has it). Accommodation tax ¥200/¥500. No tightening announced as of 2026-09.
Sources: www.city.fukuoka.lg.jp · www.mlit.go.jp · www.city.fukuoka.lg.jp
Hokkaido
Sapporo City 札幌市
| Can you run an Airbnb? | Yes high (outside residential zones) |
|---|---|
| Max nights / year (absentee host) | ~120 in residential-only zones (weekends and holidays); 180 elsewhereAll categories
|
| Where | Commercial/住居 etc.: 180. |
| Owner-occupied vs absentee | Owner-occupied (≤5 rooms) exempt. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes where zoning allows |
| Active minpaku registrations | 3,041 (2026-07-15) +146 vs previous release +953 (+46%) vs a year earlier |
| Median property price | — no price page yet |
| Confidence · last verified | Medium · 2026-09-27 medium (period details from MLIT 2021 compilation) |
Details: In 住居専用 zones (and equivalents), absentee-type minpaku only Fri noon–Mon noon plus holidays and New Year (~120 nights); within 100m of elementary/junior-high gates banned on school days. Restrictions apply only when the host does not live there, is absent during stays, or has >5 rooms (i.e., owner-occupied homestays exempt). Elsewhere 180. Accommodation tax from 2026-04-01 (Hokkaido + city): ¥300/400/1,000.
Sources: www.city.sapporo.jp · www.mlit.go.jp · www.city.sapporo.jp
Kutchan Town (Niseko Hirafu) 倶知安町
| Can you run an Airbnb? | Yes high (resort zone; simple-lodging licence standard) |
|---|---|
| Max nights / year (absentee host) | ~120 in designated residential zones; 180 in the Hirafu resort areasAll categories
|
| Where | Resort/tourism areas (Hirafu): 180. Town-centre residential: ~120. |
| Owner-occupied vs absentee | Owner-occupied/≤5 rooms exempt. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes — most Hirafu condos/chalets operate as ryokan/simple lodging (year-round) Check 景観地区/準都市計画 rules. |
| Active minpaku registrations | 72 (2026-09-15) latest snapshot only; no history published |
| Median property price | ¥42.0m (land & houses, 2025, buyer survey アンケート only; no contract-price data, n=55) Niseko-area prices → |
| Confidence · last verified | High · 2026-09-27 high (June 2026 expansion) / medium (resort-zone statement) |
Details: Hokkaido prefectural ordinance. Designated 住居専用 zones etc. + (NEW from 2026-06-01) 第1種・第2種住居 zones inside the town's 居住誘導区域 (excluding 都市機能誘導区域): absentee minpaku only Sat, Sun, holidays and Dec 31–Jan 3 (~120). 100m around 6 school entrances: banned on school days. Owner-occupied/≤5 rooms exempt. Hirafu resort zones (tourism districts) are generally outside the 住居専用 restriction. Accommodation tax 3% from 2026-04-01 plus Hokkaido tax.
Sources: www.pref.hokkaido.lg.jp · www.town.kutchan.hokkaido.jp · www.mlit.go.jp
Niseko Town ニセコ町
| Can you run an Airbnb? | Yes high |
|---|---|
| Max nights / year (absentee host) | ~120 in designated areas; 180 in most of the townAll categories
|
| Where | Most of town: 180 (check prefectural map). |
| Owner-occupied vs absentee | Owner-occupied exempt. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes (common for chalets) Niseko has strict landscape/water rules — check town. |
| Active minpaku registrations | 72 (2026-09-15) latest snapshot only; no history published |
| Median property price | ¥24.5m (land & houses, 2025, buyer survey アンケート only; no contract-price data, n=20) Niseko-area prices → |
| Confidence · last verified | Medium · 2026-09-27 medium (Niseko's exact designated areas not read — see Hokkaido map PDFs) |
Details: Hokkaido prefectural ordinance applies to designated 住居専用地域等 and school surroundings (absentee: weekends/holidays only ~120; school days banned near schools). Much of Niseko Town is outside city-planning residential zones → 180 elsewhere. Accommodation tax switches to 3% (incl. Hokkaido tax) from 2026-11-01.
Sources: www.pref.hokkaido.lg.jp · www.town.niseko.lg.jp
Nagano
Hakuba Village 白馬村
| Can you run an Airbnb? | Mainly via a ryokan licence medium via simple lodging; low for absentee minpaku (winter blocked) |
|---|---|
| Max nights / year (absentee host) | Absentee minpaku barred near ski areas in peak winter (exact period unverified); weekdays barred in residential-only zonesAll categories
|
| Where | Outside designated ski-area/residential zones: 180. |
| Owner-occupied vs absentee | Owner-occupied exempt from ski-area rule. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes — standard route for Hakuba lodges/chalets (year-round incl. winter) Buy properties that already hold a ryokan/simple-lodging licence. |
| Active minpaku registrations | 0 (2026-07-31) latest snapshot only; no history published Hakuba's lodges and chalets operate under ryokan (simple-lodging) licences, not minpaku registrations, so this count says nothing about the rental market |
| Median property price | ¥18.5m (land & houses, 2025, buyer survey アンケート only; no contract-price data, n=50) Hakuba prices → |
| Confidence · last verified | Medium · 2026-09-27 medium (ski-area period not verified) |
Details: Nagano prefectural ordinance (one of the strictest in Japan). Applies in Hakuba: 100m around schools/nurseries (weekdays in term), 住居専用 zones (Mon–Fri except holidays), and — specific to Hakuba/Nozawa/Karuizawa etc. — 'ski-area surroundings' designated by rule (規則別表第6) for a winter congestion period. In Hakuba and Nozawa Onsen the ski-area restriction does NOT apply to owner-occupied minpaku, i.e. ABSENTEE minpaku is barred in peak ski season in the designated area. Exact period/area not read (rule PDF not machine-readable). Accommodation tax: Nagano Pref. ¥200 + Hakuba ¥200–1,900 from 2026-06-01.
Sources: www.pref.nagano.lg.jp · www.pref.nagano.lg.jp · www.vill.hakuba.lg.jp
Okinawa
Naha City 那覇市
| Can you run an Airbnb? | Yes, in most zones medium-high (commercial zones) |
|---|---|
| Max nights / year (absentee host) | ~104 in residential-only zones (weekends); 180 elsewhereAll categories
|
| Where | Commercial etc.: 180. |
| Owner-occupied vs absentee | 1st residential zone: manager in same/adjacent building avoids restriction. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes where zoning allows |
| Active minpaku registrations | 427 (2026-07-15) +35 vs previous release +54 (+14%) vs a year earlier |
| Median property price | — no price page yet |
| Confidence · last verified | Medium · 2026-09-27 medium (period details from MLIT 2021 compilation) |
Details: City's own ordinance (Naha is exempt from the prefectural one): 住居専用 zones banned Sun noon–Fri noon (except long weekends); 第1種住居 zone same restriction when the manager's office is not in the same/adjacent building; school areas restricted. Elsewhere 180. Okinawa accommodation tax 2% (cap ¥2,000) from 2027-02-01.
Sources: www.city.naha.okinawa.jp · www.mlit.go.jp · www.pref.okinawa.jp
Onna Village (resort coast) 恩納村
| Can you run an Airbnb? | Yes high |
|---|---|
| Max nights / year (absentee host) | 180 almost everywhere (only school surroundings restricted)All categories
|
| Where | Almost all. |
| Owner-occupied vs absentee | National rule only. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes (resort villas commonly licensed) Check 国定公園/景観 rules. |
| Active minpaku registrations | 1,196 (2026-07-15) +28 vs previous release +142 (+13%) vs a year earlier Okinawa Prefecture excluding Naha: villages are not reported separately |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high |
Details: Okinawa prefectural ordinance: in Onna only the 100m-around-schools area is restricted (on class days). No residential-zone restriction listed for Onna → 180 days almost everywhere. Okinawa tax 2% from 2027-02.
Sources: www.pref.okinawa.jp
Miyakojima City (incl. Irabu & Shimoji) 宮古島市
| Can you run an Airbnb? | Yes high |
|---|---|
| Max nights / year (absentee host) | 180 everywhere (no prefectural restriction listed)All categories
|
| Where | All areas (no prefectural restriction listed for Miyakojima). |
| Owner-occupied vs absentee | National rule only. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes where zoning allows Groundwater ordinance (septic 51+ persons in water-source areas), Irabu Prefectural Natural Park, landscape plan. |
| Active minpaku registrations | 1,196 (2026-07-15) +28 vs previous release +142 (+13%) vs a year earlier Okinawa Prefecture excluding Naha: cities are not reported separately |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high (ordinance summary; re-check that the 2020 list is still current) |
Details: Okinawa prefectural ordinance (2018, amended 2020-03-31) lists no restricted area in Miyakojima City → 180 nights anywhere. Absentee host must use a registered manager. Simple lodging: use zones exist only in Hirara and Irabu is outside the city-planning area, so zoning rarely blocks it, but the city's Groundwater Conservation Ordinance requires prior consultation (and can prohibit) facilities with septic tanks for 51+ persons in water-source protection areas, and private wells need a city permit (none on Shimoji/Sarahama). Accommodation tax from 2027-02-01: 2% capped ¥2,000 (prefecture 0.8% + city 1.2%), minpaku included.
Sources: www.pref.okinawa.jp · www.pref.okinawa.jp · miyakojimajyouge.jp · www.city.miyakojima.lg.jp
Ishigaki City 石垣市
| Can you run an Airbnb? | Yes high |
|---|---|
| Max nights / year (absentee host) | 180 everywhere (no prefectural restriction listed)All categories
|
| Where | All areas (no prefectural restriction listed for Ishigaki). |
| Owner-occupied vs absentee | National rule only. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes where zoning allows Ishigaki landscape (風景) plan and ordinance; parts of Iriomote-Ishigaki National Park. |
| Active minpaku registrations | 1,196 (2026-07-15) +28 vs previous release +142 (+13%) vs a year earlier Okinawa Prefecture excluding Naha: cities are not reported separately |
| Median property price | — no price page yet |
| Confidence · last verified | High · 2026-09-27 high (ordinance summary; re-check that the 2020 list is still current) |
Details: Okinawa prefectural ordinance (2018, amended 2020-03-31) lists no restricted area in Ishigaki City → 180 nights anywhere. Absentee host must use a registered manager. Use zones only around the port town (about 591 ha of the island-wide city-planning area). Landscape plan covers the whole island. Accommodation tax from 2027-02-01: 2% capped ¥2,000 (prefecture 0.8% + city 1.2%), minpaku included.
Sources: www.pref.okinawa.jp · www.pref.okinawa.jp · www.city.ishigaki.okinawa.jp
Kanagawa
Hakone Town 箱根町
| Can you run an Airbnb? | Yes, in most zones medium-high |
|---|---|
| Max nights / year (absentee host) | ~153 in the restricted tourist-district zone; 180 elsewhereAll categories
|
| Where | Most areas 180. |
| Owner-occupied vs absentee | No distinction noted. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes (ryokan market) |
| Active minpaku registrations | 524 (2026-07-15) +13 vs previous release +88 (+20%) vs a year earlier Kanagawa Prefecture's own count (excludes Yokohama, Kawasaki, Sagamihara, Yokosuka, Fujisawa, Chigasaki): towns are not reported separately |
| Median property price | — no price page yet |
| Confidence · last verified | Medium · 2026-09-27 medium (2021 compilation; not re-checked on Kanagawa site) |
Details: Kanagawa prefectural ordinance: in the part of 第1種低層住居専用 zone that is Hakone's '1st-class tourist district', minpaku is banned Mar 1–Jun 1, Aug 1–Sep 1 and Oct 1–Dec 1 (noon to noon). Elsewhere 180. Hakone is mostly 国立公園 — building/landscape limits apply.
Sources: www.mlit.go.jp
Shizuoka
Atami City 熱海市
| Can you run an Airbnb? | Yes, with limits medium |
|---|---|
| Max nights / year (absentee host) | ~120 in residential zones and near schools; 180 elsewhereAll categories
|
| Where | Commercial/tourist zones: 180. |
| Owner-occupied vs absentee | No distinction noted. |
| Tokku minpaku (特区民泊) | not a tokku-minpaku municipality |
| Simple-lodging licence (簡易宿所) | yes (onsen ryokan market) |
| Active minpaku registrations | 575 (2026-07-15) +38 vs previous release +131 (+30%) vs a year earlier Shizuoka Prefecture's own count: cities are not reported separately |
| Median property price | — no price page yet |
| Confidence · last verified | Medium · 2026-09-27 medium |
Details: Shizuoka prefectural ordinance: 住居専用 zones and 100m around schools banned Mon–Fri (except holidays/school breaks) → ~120; areas where hotels are restricted by zoning also weekday-banned. Elsewhere 180. Atami levies a unique 別荘等所有税 (second-home ownership tax) on holiday homes — factor into costs.
Sources: www.pref.shizuoka.jp · www.mlit.go.jp
Upcoming changes
| When | Where | What changes | Status |
|---|---|---|---|
| 2026-07-01 | Chiyoda Ward | In force: absentee minpaku banned in most of the ward. | Confirmed |
| 2026-07-01 | Chiyoda Ward | Ryokan / simple lodging must have ≥200㎡ of guest rooms (seen in the draft; enactment not separately confirmed). | Reported |
| 2026-10-01 | Taito Ward (Asakusa/Ueno) | New notifications weekend-only even if the owner lives there. | Confirmed |
| 2026-10 (late) | Osaka City | Ryokan ordinance tightened: simple lodging in buildings with homes must be RC/SRC and staffed while guests stay (applies to existing too). Date from a private-sector summary, not yet the city. | Reported |
| 2026-12-16 | Toshima Ward (Ikebukuro) | New minpaku banned all year in residential zones (~70% of the ward); 120 nights elsewhere and for existing units. No owner-occupied exception. | Confirmed |
| 2027 (first half of FY2027) | Ota Ward (Kamata/Haneda) — TOKKU | Plan: ban new minpaku in residential zones (incl. owner-occupied), weekends only elsewhere; ward considering ending new tokku approvals. | Reported |
| 2027-04 (target) | Setagaya Ward | The only relaxation: well-run operators could open weekdays (up to 180) in residential zones. Public comment 15 Sep–6 Oct 2026, assembly Feb 2027. | Proposed |
| 2027 (press: ~June) | Shinjuku Ward | Announced 2026-09-08: no new minpaku in residential zones, 120 nights in commercial zones, existing units after a 2-year grace period; small new ryokan banned. Ordinance due in 2027; the June date is from press reports. | Announced |
Confirmed = on the municipality's own page or ordinance. Announced = official policy, date not fixed. Proposed = official draft under public comment. Reported = press or secondary sources only; not yet verified with the municipality.
Active minpaku registrations nationwide, 2018–2026
Registered homes operating as minpaku, Japan
Table view: active registrations nationwide
| Release | Active registrations | Registered managers (住宅宿泊管理業者) |
|---|---|---|
| 2018-06-15 | 2,210 | 673 |
| 2019-01-11 | 12,166 | 1,447 |
| 2020-01-09 | 20,525 | 2,019 |
| 2021-01-12 | 19,570 | 2,255 |
| 2022-01-17 | 18,363 | 2,388 |
| 2023-01-11 | 18,557 | 2,532 |
| 2024-01-15 | 22,169 | 2,121 |
| 2025-01-15 | 29,325 | 2,702 |
| 2026-01-15 | 38,112 | 3,905 |
| 2026-07-15 | 42,070 | 4,529 |
Minpaku numbers climbed to about 21,000 before COVID, fell to about 18,000 in 2022, and have more than doubled since. In the 15 Jul 2026 release, active registrations fell from the previous release in Taito Ward, Toshima Ward and Sumida Ward. In Osaka City ordinary minpaku are the minor route: its 10,132 tokku facilities outnumber its 2,256 registered minpaku about 4.5 to 1.
FAQ
Can a foreigner run an Airbnb in Japan?
Yes. Nationality and residence do not matter for minpaku registration, but a non-resident owner is an absentee host and must entrust the property to a registered minpaku management company. Income from the rental is taxable in Japan; non-residents file a Japanese tax return.
What is the 180-day rule?
Under the Private Lodging Business Act (住宅宿泊事業法, 2018), a registered home can host guests for at most 180 nights a year (counted from 1 April noon). Municipalities can cut this further by zone and season, down to zero in residential areas since the July 2026 notice.
Does the minpaku registration transfer when I buy a property?
No. The notification is made by the operator. When you buy, you file a new notification in your name (with fire-safety papers, neighbour notices where required, and a management contract), under the rules in force at that time, which may now be stricter. A ryokan licence can pass with a business transfer, with approval.
Can I run an Airbnb in my condo?
Usually not. Since 2017 condo bylaws must say whether minpaku is allowed, and most associations chose to prohibit it. Ask the broker for the bylaws (管理規約) and recent general-meeting resolutions before signing.
What is the difference between minpaku, tokku minpaku and a ryokan licence?
Minpaku = notification, max 180 nights. Tokku minpaku = certification in a special zone, 365 days but minimum 2-night stays; Osaka City has closed it to new applicants and Ota is the only Tokyo ward left. Simple lodging (簡易宿所) = a full ryokan-type licence, no day cap, but zoning, building and staffing requirements.
Where is it still easiest?
On current rules: Fukuoka City (180 days everywhere), Onna and other Okinawa resort areas, the Niseko/Hirafu resort zones and commercial zones in Sapporo and Naha. In central Tokyo the realistic route is a whole building in a commercial zone with a simple-lodging licence.
How often is this page updated?
Registration numbers are refreshed from the Japan Tourism Agency's bimonthly release. The rules were last checked on 2026-09-27 and are research, not legal advice: confirm with the municipality and a licensed professional before you buy.
Looking for a property that already holds a ryokan licence or minpaku registration?
We introduce licensed brokers who handle them. We are not a real estate broker; we introduce you to licensed Japanese brokers. We don't describe, recommend or negotiate properties, we don't advise on licences, and we don't charge buyers. Brokers may pay us a referral fee. Whether an existing licence or certification can pass to you is for the broker, the municipality and your own adviser to confirm.
Sources and credits
- Source: Minpaku Portal, Japan Tourism Agency (https://www.mlit.go.jp/kankocho/minpaku/business/host/construction_situation.html). Compiled and processed by Japan House Prices. 出典：民泊制度ポータルサイト（観光庁）「住宅宿泊事業法の施行状況」をもとに Japan House Prices 作成. Figures are “届出住宅数” (notifications minus closures), 85 releases from 2018-06-15 to 2026-07-15; 2018 releases counted accepted notifications (受理済件数). The processed figures, changes and chart are ours and are not published or endorsed by the Japan Tourism Agency.
- Kutchan and Niseko: Source: Hokkaido Government, list of notified minpaku dwellings (https://www.pref.hokkaido.lg.jp/kz/kkd/minpaku/portal.html), as of 2026-09-15, counted by municipality and processed by Japan House Prices. 出典：北海道 住宅宿泊事業届出住宅一覧をもとに作成.
- Hakuba: Source: Nagano Prefecture, minpaku notification list (https://www.pref.nagano.lg.jp/shokusei/seikatsu/minpaku-tetsuzuki.html), as of 2026-07-31, counted by municipality and processed by Japan House Prices.
- Tokku minpaku facilities: Source: Cabinet Office, National Strategic Special Zones, tokku minpaku results (https://www.chisou.go.jp/tiiki/kokusentoc/tocminpaku.html), as of 2026-06-30, processed by Japan House Prices.
- Median property prices: Source: MLIT Real Estate Information Library (https://www.reinfolib.mlit.go.jp/), processed by Japan House Prices. 出典：国土交通省 不動産情報ライブラリのデータを加工して作成. Contract prices (成約価格) only; Niseko and Hakuba have almost no contract prices, so their figures are MLIT’s buyer-survey prices (取引価格・アンケート), labelled as such and only roughly comparable. See each price page for method and caveats.
Rules: national framework
- 住宅宿泊事業法 (Residential Accommodation Business Act / 'new minpaku law'): https://www.mlit.go.jp/kankocho/minpaku/content/001418351.pdf
- Japan Tourism Agency 'zero-day' notice (2026): https://www.mlit.go.jp/kankocho/news06_00067.html · https://www.nikkei.com/article/DGXZQOCC047PX0U6A900C2000000/
- 国家戦略特区 外国人滞在施設経営事業 (特区民泊 / National Strategic Special Zone minpaku): https://www.chisou.go.jp/tiiki/kokusentoc/tocminpaku.html · https://www.city.osaka.lg.jp/keizaisenryaku/page/0000664114.html
- 旅館業法 簡易宿所 (Inns and Hotels Act, 'simple lodging' licence): https://www.mlit.go.jp/kankocho/minpaku/overview/minpaku/law3.html
- Condominium bylaws (マンション管理規約): https://www.mlit.go.jp/report/press/house06_hh_000146.html · https://www.mlit.go.jp/jutakukentiku/house/mansionkiyaku.html
- Fire Service Act (消防法): https://www.fdma.go.jp/
- Licensed management company (住宅宿泊管理業者): https://www.city.kyoto.lg.jp/hokenfukushi/page/0000312078.html · https://www.city.ota.tokyo.jp/seikatsu/hoken/minpaku/minpaku.html
- Accommodation taxes (宿泊税) — latest: https://www.nikkei.com/article/DGXZQOCC305NH0Q6A630C2000000/ · https://www.city.kyoto.lg.jp/gyozai/page/0000236942.html · https://www.city.fukuoka.lg.jp/zaisei/zeisei/life/syuku001.html · https://www.pref.hokkaido.lg.jp/kz/kkd/230824.html · https://www.city.sapporo.jp/citytax/shukuhakuzei/index.html · https://www.town.niseko.lg.jp/information/11706 · https://www.pref.nagano.lg.jp/kankoki/syukuhakuzei/zei_gaiyou.html · https://www.vill.hakuba.lg.jp/gyosei/soshikikarasagasu/zeimuka/kazeigakari/2/syukuhakuzei/13525.html · https://www.pref.okinawa.jp/kurashikankyo/zeikin/1003660/1036559/1036550.html
- Kyoto vacant-home tax (非居住住宅利活用促進税): https://www.city.kyoto.lg.jp/gyozai/page/0000296672.html
Municipal sources are listed under each city above.
This page summarises public information for general research. It is not legal, tax or investment advice, not an offer of property, and not a statement that any property can be licensed. Japan House Prices is not a real estate broker; we introduce you to licensed Japanese brokers. Rules checked 2026-09-27; registration data to 2026-07-15.
Related
Buying property in Japan as a foreigner · Tax & cost calculator · Rental & management net-income calculator · Price pages: Niseko · Hakuba · Tokyo · Kyoto