Comparison of New and Old Policies for Osaka Special Zone Minpaku: A Complete Guide for Investors

Question

What are the core contents of the new Osaka Special Zone minpaku policy after 2025?

AIAIGAnswer

The core change is: stop new additions, allow existing ones to continue and strengthen supervision.

Specifically includes:
- Osaka City and most municipalities in Osaka Prefecture will stop accepting new Special Zone minpaku applications from May 29, 2026.
- Special Zone minpaku that have already obtained permits can continue to operate, but will face stricter enforcement inspections and penalties for violations.
- Establishment of a "Nuisance Minpaku Eradication Team" to focus on addressing issues such as noise, garbage, and illegal one-night stays.
- The core rules of Special Zone minpaku "minimum two-night stays, year-round operation" will continue to be maintained, but enforcement inspections will become stricter.

Disclaimer: The content of this article is for informational reference only and does not constitute investment advice, a solicitation, or a basis for major decision-making. Please make independent judgments and consult professional advisors when needed.

Characteristics of areas under the old policy:
- Osaka City has long been the main concentration area for special zone minpaku, and many ordinary residential areas could apply if they met the use zone conditions.
- As a result, in the past, Osaka experienced an excessive concentration of special zone minpaku, deeply penetrating residential neighborhoods.

Changes under the new policy:
- Osaka City as a whole has stopped new additions, meaning even if the use zone allows, new permits cannot be processed.
- Among the 34 cities, towns, and villages in Osaka Prefecture, 29 have simultaneously stopped accepting new applications, with only a few still able to accept them or only allowing applications in designated areas.
- The practical outcome is: It has become almost impossible to establish new minpaku in Osaka City through the special zone minpaku route, making new areas extremely scarce.

Left Map (Map 1): Title: Osaka Prefecture Foreign Nationals Accommodation Facility Management Business (Special Provisions of the Hotel Business Act) Implementation Areas Subtitle: Implementation Areas as of May 29, Reiwa 8 Legend: - Red area: Implemented in all areas except industrial exclusive zones in urbanization areas - Orange area: Implemented in areas where hotels and inns can be built in urbanization areas (in first-class residential areas, only for building areas of 3,000 square meters or less) - Light gray area: Areas not implemented at this stage - Dark gray border: Non-target areas (cities with public health centers)

Right-side map (Map 2): Title: Implementation Areas for the Osaka Prefecture Foreign Nationals Accommodation Facility Management Business (Special Provisions of the Hotel Business Act) Subtitle: Implementation areas after May 30, Reiwa 8 ※ After discussion at the next National Strategic Special Zone meeting (date to be determined) and recognition by the Prime Minister, the regional plan will be changed as follows. Legend: - Red area: Implemented in all areas except industrial exclusive zones within urbanization areas - Orange area: Implemented in areas within urbanization areas where hotels and inns can be built (in Type 1 residential zones, only for building areas of 3,000 square meters or less) - Yellow area: Implemented in areas within urbanization areas where hotels and inns can be built (except for Type 1 residential zones (Note)) - Purple area: Areas not implemented from May 30, Reiwa 8 (Note) - Light gray area: Traditionally not implemented areas - Dark gray border: Non-target areas (cities with public health centers)

AIAIGAnswer

The main purposes of opening special zones for private lodgings include:

- Easing accommodation supply pressure: Addressing the shortage of hotel rooms during peak inbound tourism periods.
- Stimulating urban economic consumption chains: Promoting growth in secondary consumption such as dining, retail, and transportation.
- Aligning with the national 'Tourism Nation' strategy: The Japanese government aims for 60 million inbound tourists by 2030, and private lodgings are an important supplement to capacity.
- Encouraging community-based accommodations and redistribution of local tourism: Encouraging tourists to stay and spend in non-core commercial areas and surrounding regions.

AIAIGAnswer

Halting new additions does not mean denying homestays, but rather to slow down growth, reorganize, and rebalance.

Main reasons:
- Persistent increase in resident complaints: Including disturbances such as late-night noise, luggage wheel sounds, and chaotic garbage disposal.
- Rise in illegal operations: Particularly short-term rentals that violate special zone regulations, such as 'one-night stays'.
- Intensified community resistance: Homestay density is overly concentrated in some residential areas, affecting the local living environment.
- Lagging regulatory capacity: With the rapid expansion in numbers, the government needs time to rebuild regulatory capabilities and enforce standards.

AIAIGAnswer

If you already hold a special zone minpaku license (existing stock):
- You can still continue operations and maintain the advantage of "year-round operation."
- However, you need to strengthen noise management, waste management, and clearly inform guests of behavioral norms to avoid penalties and license revocation.
- You can no longer increase the number of rooms or replicate the same model for multi-point expansion.

If you are preparing a new project (incremental):
- In Osaka City, the path for special zone minpaku is effectively closed.
- Alternative options include:
1) Minpaku under the Residential Accommodation Business Act (limited to 180 days of operation per year)
2) Hotel business license (allows year-round operation, but with higher costs and hardware requirements)
3) Shift investment to the few cities that are still open (such as Izumisano, etc.), but approval standards are clearly tightening.

Conclusion:
- Special zone minpaku is no longer a universal tool for "entering the Japanese real estate market + long-term operation + immigration path."
- Future investment logic will shift from "volume-driven" to "compliance refinement + operational capability for high ratings and occupancy".

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