Tokyo’s Shinjuku ward, one of the Japanese capital’s most popular destinations for international visitors, is preparing to introduce restrictions on short-term rental accommodation in residential neighbourhoods and areas close to schools and cultural landmarks. The proposed measures come after a sharp increase in complaints from local residents about disruptive behaviour linked to tourists staying in private accommodation.
The move is being seen as another indication of the growing tension between Japan’s booming tourism industry and communities struggling with the effects of mass tourism. Shinjuku, known for its busy entertainment district of Kabukicho and one of the world’s busiest railway stations, has the highest number of registered private accommodation properties, known as minpaku, among Japan’s municipalities. There are currently around 3,775 such properties in the ward.
Under the proposed local ordinance, short-term rentals operating in residential areas as well as locations near schools and important cultural sites would face restrictions. Officials estimate that the measure could affect as many as 2,000 properties, representing almost half of all registered short-term accommodation in Shinjuku. The number of such properties in the ward has nearly tripled since 2022, reflecting the rapid expansion of the short-term rental sector alongside Japan’s tourism boom.
The authorities’ decision follows more than 1,300 complaints received from residents during the 12 months leading up to March. A large number of complaints reportedly involved visitors leaving rubbish improperly, creating excessive noise and smoking in areas where smoking is prohibited. There have also been cases of tourists allegedly entering private premises without permission, adding to concerns among people living in neighbourhoods that have traditionally been residential.
Officials said they had previously considered dealing with problem operators by temporarily suspending or revoking their licences. However, they concluded that such measures were not adequately addressing the broader concerns of residents. According to a ward official quoted in Japanese media, complaints continued even when action was taken against individual operators, prompting authorities to consider changing the rules themselves rather than relying solely on penalties against particular businesses.
The proposed restrictions are not directed at any particular short-term rental company, but they are expected to affect properties listed on major platforms such as Airbnb. The company has said it takes residents’ concerns seriously and wants to cooperate with Shinjuku authorities. At the same time, Airbnb has argued that a blanket prohibition could also affect licensed and responsible hosts who follow local regulations, while potentially leaving unregistered operators responsible for some of the reported problems unaffected.
Shinjuku plans to seek public feedback on the proposed ordinance before moving towards revisions. Authorities are also considering reducing the maximum number of days that minpaku properties in residential areas can operate from 180 days a year to 120 days. The proposed restrictions reflect a broader trend across Japan, where local governments are introducing tighter controls as visitor numbers reach unprecedented levels.
Kyoto has already adopted stricter limits on short-term rentals in residential neighbourhoods, allowing them to operate for only 60 days a year during the January-to-March period. Officials there have also warned that increasing tourist numbers and disruptive behaviour could threaten the character and quality of life of local communities.
Japan’s tourism industry has experienced extraordinary growth in recent years. The country welcomed a record 42 million international visitors last year, with tourists spending about ¥9.5tn, or roughly $62bn. The government is targeting 60 million foreign visitors by 2030, but the rapid expansion has also intensified debate over what critics describe as “tourism pollution” or overtourism.
Other popular destinations have also begun introducing measures to manage the pressure created by record visitor numbers. Near Mount Fuji, authorities have introduced climbing fees and limits on the number of people allowed to climb the mountain each day. The town of Fujiyoshida, a popular location for viewing Mount Fuji, also cancelled its cherry blossom festival earlier this year after concerns about disruptive tourist behaviour.
The developments suggest that Japan is facing an increasingly difficult balancing act: maintaining the economic benefits generated by international tourism while ensuring that local communities do not bear an excessive burden. Shinjuku’s proposed short-term rental restrictions could therefore become an important test of how Japanese cities respond to overtourism without completely shutting out the visitors and businesses that have contributed significantly to the country’s economic recovery.
