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Toshima

13116 · Tokyo · Special Ward

Toshima in Tokyo is covered within MaxPaku's nationwide dataset of 1,794 municipalities, combining vacation rental (minpaku) regulations and bimonthly Japan Tourism Agency statistics.

Regulation Details

Minpaku New Law

Toshima: Residential Lodging Business Act framework (law system: minpaku_newlaw). legal status: restricted; ordinance status: local ordinance identified.

Toshima Ward Ordinance on Ensuring Proper Operation of Private Lodging Business (2025 amendment). (1) Entire ward: operation allowed only during spring, summer, and winter vacations (120 days/year, retroactively applied to existing facilities). (2) Exclusively residential, residential, quasi-industrial, and educational district zones (approx. 70% of the ward): no new openings. Violators face fines up to 50,000 yen.

Moderate

Strictness Score

4

Statutory Day Limit

180days

Effective Operating Days

120days

Effective Date

2026-12-16

Last Verified

2026-03-23

Score Breakdown

  • method=v2.0-investor
  • day_risk: worst=120/180 (0.67) → 2.0/6.0
  • zone_risk: restricted_count=4 (+0.6)
  • zone_risk: restriction_type!=none (+0.2)
  • ops_risk: notification_required (+0.2)
  • ops_risk: signage_required (+0.2)
  • ops_risk: management hard-requirement keyword (+0.2)
  • components: raw=4.40 (day=2.00, zone=0.80, micro=0.00, ops=0.60) -> score=4

Day Analysis

Day Estimate Basis

Effective Dec 16, 2026. Entire ward: spring (27 days) + summer (62 days) + winter break (31 days) = 120 days per year only. Exclusively residential/residential/quasi-industrial/educational districts (approx. 70%) prohibit new establishments. Applies to existing facilities.

Zone Restrictions

Restricted区内全域

Operable only during spring break Mar 15 – Apr 10 (27 days), summer break Jul 1 – Aug 31 (62 days), winter break Dec 15 – Jan 14 (31 days). 120 days per year.

Absent: 120daysResident: 120days

Uniform 120 days ward-wide. No host type distinction. Applies to existing facilities. Effective 2026-12-16

Restricted第一種低層住居専用地域, 第一種中高層住居専用地域, 第二種中高層住居専用地域, 第一種住居地域, 第二種住居地域, 準工業地域

Same period restriction as entire ward (120 days). However, new establishments not permitted.

Absent: 120daysResident: 120days

No new operations (approx. 70% of ward). Existing facilities may operate with 120-day limit

Restricted第一種文教地区, 第二種文教地区

Same period restriction as entire ward (120 days). New establishments not permitted.

Absent: 120daysResident: 120days

Educational district: no new operations allowed. Existing facilities may operate 120 days

Restricted近隣商業地域, 商業地域

Same period restriction as entire ward (120 days).

Absent: 120daysResident: 120days

New operations allowed in commercial zones. Period limit only (120 days)

Operating Requirements

Manager Requirement

Resident briefing session mandatory. Overseas owners must appoint a domestic agent. Neighborhood association membership consultation required. On-site response within 30 min.

Neighbor Notification: RequiredSignage Requirement: RequiredMin Floor Area / Guest: 3.3m²

Compliance

Fire Safety

Fire code compliance certificate required.

Investor Notes

120-day limit across all areas (including commercial). Residential/educational (70%) prohibit new openings but existing facilities may operate 120 days. Commercial (30%) allow new openings at 120 days. Overseas owners must appoint domestic agent. Effective Dec 16, 2026.

Legal Basis

  • 豊島区住宅宿泊事業の適正な運営の確保に関する条例

Sources

Data Confidence: 4/5VerifiedLast Verified: 2026-03-23令和7年12月15日条例改正施行。区域・期間制限は2026年12月16日から適用。既存施設にも遡及適用。違反者には5万円以下の過料

Ryokan Law (Simple Lodging)

Toshima: Ryokan Business Act simple lodging framework (law system: ryokan_simple_lodging). legal status: restricted.

Front desk may be exempted conditionally. If exempted, management office must be located within Toshima Ward. Face-to-face check-in required. 10-min response capability. Private rooms less than 50% of total guest room area.

Moderate

Strictness Score

6

Statutory Day Limit

No Limit

Effective Operating Days

No Limit

Effective Date

1948-07-12

Last Verified

2026-03-23

Score Breakdown

  • method=v2.0-investor
  • day_risk: worst=null → 3.0/6.0
  • zone_risk: prohibited(all) (+1.2)
  • zone_risk: restricted_count=1 (+0.3)
  • ops_risk: management hard-requirement keyword (+0.2)
  • components: raw=5.70 (day=3.00, zone=1.50, micro=0.00, ops=0.20) -> score=6

Day Analysis

Day Estimate Basis

Permit-based system: no annual day cap.

Zone Restrictions

Prohibited第一種低層住居専用地域, 第二種低層住居専用地域, 第一種中高層住居専用地域, 第二種中高層住居専用地域, 田園住居地域, 工業地域, 工業専用地域

Hotel/inn use prohibited under Building Standards Act Appended Table 2 / Art. 48

Restricted第一種住居地域

Operation permitted only for floor area 3,000sqm or less (Building Standards Act, Appended Table 2(f))

Unrestricted第二種住居地域, 準住居地域, 近隣商業地域, 商業地域, 準工業地域

No floor area restriction. Operation permitted

Operating Requirements

Manager Requirement

When front desk exempted: management office within Toshima Ward required. Face-to-face check-in mandatory. 10-min response.

Neighbor Notification: Not RequiredSignage Requirement: Not RequiredMin Floor Area / Guest: 3.3m²

Compliance

Fire Safety

Fire code compliance certificate required.

Building Code

Classified as "ryokan/hotel" use under the Building Standards Act. Zoning restrictions follow national law.

Penalties

Operating without a permit: up to 6 months imprisonment or fine up to 1 million yen (Hotel Business Act, Art. 10).

Investor Notes

In-ward management office requirement is a unique restriction. Remote unmanned operation not possible.

Legal Basis

  • 豊島区旅館業法施行条例
  • 建築基準法 別表第二、第48条
  • 旅館業法 第3条

Sources

Data Confidence: 3/5Needs ReviewLast Verified: 2026-03-23玄関帳場免除の場合でも豊島区内に管理事務所が必要（遠隔管理不可）。対面チェックイン義務。旅館業法に不在型/居住型の区別なし

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Data source: Municipal ordinances and government guidelines · Updated: 2026-03-24