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Kyoto

26100 · Kyoto · Designated City

Kyoto in Kyoto 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

Kyoto City has the strictest minpaku regulations nationwide. Absent-host in exclusively residential zones operable only Jan 15 – Mar 16 (approx. 60 days, off-season only). 800 m / 10-min response required.

Kyoto City Ordinance on Measures to Ensure Proper Operation of Private Lodging Business. Absent-host type in exclusively residential zones may operate only from Jan 15 noon to Mar 16 noon (approx. 60 days). Outside exclusively residential zones: up to 180 days year-round. Host-resident type and certified Kyo-machiya may operate 180 days year-round even in exclusively residential zones. Response requirement: within approx. 800 m / 10 min (actual travel distance) from the registered dwelling.

Strict

Strictness Score

8

Statutory Day Limit

180days

Effective Operating Days

60〜180days

Effective Date

2018-06-15

Last Verified

2026-03-23

Score Breakdown

  • method=v2.0-investor
  • day_risk: worst=60/180 (0.33) → 5.0/6.0
  • day_risk: spread=120/180 (0.67) >=0.40 (+0.5)
  • zone_risk: restricted_count=1 (+0.3)
  • 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=7.60 (day=5.50, zone=0.50, micro=0.00, ops=0.60) -> score=8

Day Analysis

Day Estimate Basis

Area restrictions effectively allow approx. 60 days of operation per year.

Zone Restrictions

Restricted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

Exclusively residential zones (absent-host): Jan 15 noon – Mar 16 noon only (approx. 60 days). Host-resident and certified Kyo-machiya permitted year-round.

Absent: 60daysResident: 180days

No restrictions for host-resident type

Unrestrictedその他の用途地域
Absent: 180daysResident: 180days

180 days per national law outside restricted areas

Operating Requirements

Manager Requirement

Kyoto City has the strictest response requirements nationwide. Manager must be able to reach the property within 800 m / 10 min.

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

Compliance

Fire Safety

Fire code compliance certificate required.

Building Code

Road access requirement: if not facing a road under the Building Standards Act, an evacuation passage of at least 1.5 m width is required.

Accommodation Tax

Tiered ¥200-¥10,000/night(Effective Date: 2018-10-01)

Investor Notes

Extremely strict restrictions. Effective operating days very limited. Effective annual operating days: approx. 60 days.

Legal Basis

  • 京都市住宅宿泊事業の適正な運営を確保するための措置に関する条例

Sources

Data Confidence: 4/5VerifiedLast Verified: 2026-03-23日本で最も厳格な民泊規制。住居専用地域の家主不在型は実質60日間・閑散期限定で投資収益性が極めて低い。届出の手引（令和7年版）: https://www.city.kyoto.lg.jp/hokenfukushi/cmsfiles/contents/0000287/287839/tebikizentai.pdf; 袋路規制は京都特有の路地文化に対応した独自規定; 宿泊税は2026-03-01に5段階制に改定（200円〜10,000円）

Ryokan Law (Simple Lodging)

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

Front desk installation mandatory (2+ sqm area, partitioned by walls and fixed counter). Off-site front desk may be located within approx. 800 m (10 min) from the facility. Staff must be present at the facility or within 800 m during guest stays (strengthened by Dec 15, 2020 amendment). Kyo-machiya exemption (wooden building predating Nov 23, 1950; single room; single-group use; face-to-face key handover; meeting all 5 conditions). Guest room area: Western 3.0 sqm/person, Japanese 2.5 sqm/person, bunk bed 2.25 sqm/person.

Moderate

Strictness Score

6

Statutory Day Limit

No Limit

Effective Operating Days

No Limit

Effective Date

2018-06-15

Last Verified

2026-03-24

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

Front desk required (min. 2 sqm). Off-site front desk permitted within approx. 800 m (10 min). Staff must be stationed at facility or within 800 m during guest stays. Certified Kyo-machiya (5 conditions met) exempt from front desk.

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

Strictest nationwide. Front desk + staff residency = high operating costs. 800 m off-site front desk enables hub-and-spoke operation. Kyo-machiya exemption offers a unique path for traditional property investment.

Legal Basis

  • 京都市旅館業法の施行及び旅館業の適正な運営を確保するための措置に関する条例
  • 京都市旅館業法に基づく衛生に必要な措置及び構造設備の基準等に関する条例
  • 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: 2026-03-24Last Amended: 2023-12-13全国最厳格。条例2本体制（適正運営条例2018年＋衛生・構造設備条例2012年）。使用人駐在は令和2年4月1日施行、12月15日改正で強化。京町家免除は昭和25年11月23日以前建築が条件。客室面積は部屋タイプ別（洋室3.0㎡、和室2.5㎡、2段ベッド2.25㎡）

Related Areas

View all regulations for Kyoto →

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