Osaka’s Minpaku Market After the Tightening of the Business Manager Visa

In recent years, Japan has tightened the requirements for the Business Manager Visa, while Osaka has also strengthened its regulations on Minpaku (private lodging / short-term rentals such as Airbnb).

For foreign investors and entrepreneurs, these two changes are closely connected. This article explains how Osaka’s Minpaku market has changed and what this means for foreigners who are considering operating short-term rentals in Japan.

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1. Background: Stricter Business Manager Visa Requirements

The Business Manager Visa is required for foreigners who wish to live in Japan and manage a business.

In recent years, Japanese immigration authorities have become much stricter when reviewing applications and renewals. In particular, they now focus more heavily on:

• Whether the business is real and ongoing, not nominal or speculative
• Whether the business has sufficient scale and stability
• Clear evidence of capital investment, office space, and management structure
• Actual business performance after the visa is issued

As a result, small-scale or borderline businesses that were previously approved are now more likely to be questioned or rejected.

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2. How This Has Affected Minpaku Businesses

In the past, some foreign applicants attempted to support a Business Manager Visa with a very small Minpaku operation, such as one apartment listed on Airbnb.

Today, this approach has become much more difficult.

Immigration authorities now expect Minpaku businesses to demonstrate:

• Proper registration under the Private Lodging Business Act
• Stable and continuous income
• A clear business plan showing growth, management, and compliance

A single property with limited operation days is often not sufficient to support a visa application.

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3. Osaka’s Minpaku Regulations Are Also Tightening

Osaka has long been one of Japan’s most active cities for Minpaku, but local governments have strengthened controls to address concerns from residents.

Key trends in Osaka include:

• Stricter screening of Minpaku registrations
• Stronger enforcement against unregistered or non-compliant properties
• Tighter local rules regarding zoning, building use, and condominium bylaws

Osaka is now encouraging more orderly and professional accommodation businesses rather than uncontrolled expansion.

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4. Combined Impact on Foreign Investors

Because both visa screening and Minpaku regulation are stricter, the overall environment has changed significantly.

Foreigners can no longer rely on:

• Buying a single property
• Listing it casually on Airbnb
• Using that activity alone to justify a Business Manager Visa

Instead, successful applicants now typically show:

• Multiple properties or a scalable operation
• Professional management, cleaning, and compliance systems
• A realistic financial plan that demonstrates sustainability

Minpaku is still possible, but it must be treated as a serious business, not a side activity.

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5. What This Means Going Forward

• Osaka remains an attractive city for tourism and accommodation businesses
• Minpaku is still legal, but regulatory compliance is essential
• Business Manager Visa applicants must prepare strong documentation and business plans
• Early consultation with real estate and legal professionals is highly recommended

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Professional Commentary from I-nicle Realty

From our professional experience working with foreign buyers and investors in Osaka, we have clearly seen a shift in how Minpaku businesses are evaluated, both by immigration authorities and by local governments.

In the past, some investors focused primarily on property acquisition, assuming that operating a short-term rental would naturally support a Business Manager Visa. Today, this approach is no longer realistic.

Successful cases now share several common characteristics:

• Minpaku is positioned as part of a larger, structured accommodation business, not a standalone side project
• Properties are selected with zoning, building rules, and long-term compliance in mind from the beginning
• Financial planning considers staffing, management costs, and regulatory risk

“Does this property and business model make sense three to five years from now under Japan’s regulatory environment?”

Osaka remains a strong market, but the era of easy Minpaku entry is over. Investors who succeed today are those who approach Japan with patience, proper structure, and a long-term commitment.

At I-nicle Realty, we believe that careful planning at the property selection stage is the key difference between approval and rejection — both for Minpaku operations and Business Manager Visa applications.

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This article is for general informational purposes only and does not constitute legal or immigration advice.

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Why Work With I-nicle Realty?

At i-nicle Realty, we specialize in supporting foreign investors and business owners who wish to enter the Japanese real estate market with clarity and confidence.

• Experience working with foreign buyers and Business Manager Visa holders
• Property selection focused on long-term compliance and sustainability
• Clear explanations in English, without unnecessary complexity

We understand that purchasing property in Japan is not just about price or location — it is about whether the investment fits Japan’s legal, regulatory, and immigration environment.

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Considering Minpaku or a Business Manager Visa in Osaka?

If you are thinking about starting a Minpaku business or applying for a Business Manager Visa, early planning is critical.

We recommend consulting with professionals before purchasing property or submitting a visa application.

Contact I-nicle Realty to discuss:

• Whether a property is suitable for Minpaku
• Realistic business models under current regulations
• Long-term investment strategies in Osaka

→ Contact I-nicle Realty for a Consultation