Kyoto

As of May 2026, Kyoto, Osaka, Nara have 2,511 active Airbnb and VRBO listings. This represents a 3% decrease from the previous year.

The average Airbnb or VRBO in Kyoto generates ¥8M per year. High-performing properties earn ¥20M/year, while low-performing properties earn ¥3M/year. The massive revenue delta suggests that market performance is heavily polarized, with top-tier assets capturing significant premiums despite a broader contraction in total market revenue.

Airbnb and VRBO can be profitable in Kyoto. Average annual revenue is ¥8M with 52% occupancy. High-performing properties earn up to ¥20M/year. This wide earnings gap indicates that while the average unit faces pressure from a 9% revenue decline, select properties retain strong demand power.

The average occupancy rate for Airbnbs and VRBOs in Kyoto is 52%. This occupancy level, combined with an average nightly rate of ¥39K, results in a RevPAR (revenue per available room) of ¥15K per day.

4+ bedroom properties demonstrate the strongest performance in Kyoto, with annual revenue of ¥13M. These properties balance operating costs and rental demand most effectively in the Kyoto market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Kyoto area. Kyoto: Strict. Minpaku license required, limited to 60-180 days/year depending on zone, many areas banned. Heavy enforcement with inspections and fines. Osaka: Moderate. Minpaku registration mandatory, residential zones limited to weekends/holidays only. Moderate enforcement, some illegal operations persist. Nara: Strict. Minpaku license required, severe restrictions in residential areas, limited operating periods. Active enforcement in tourist zones. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Kyoto Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 3% year-over-year, while RevPAR has decreased 9%. This indicates balanced supply-demand dynamics. The simultaneous drop in supply and revenue suggests a market correction where weaker inventory is exiting while remaining stock faces softening demand.

Launch around January, 2-3 months before peak spring season (April peaks). This pre-peak timing lets you build reviews when competition is 69% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (August-January) when gaining traction is harder.

The most common amenities in Kyoto listings include: Air Conditioning (99%), Washing Machine (91%), Kitchen (86%), Heating (82%), Tv (76%). Amenities that boost revenue the most include Air Conditioning, Hot Tub, Tv, with Air Conditioning properties earning approximately 67% more (¥9M/year vs ¥5M/year).

Monthly estimated revenue per listing in Kyoto over the last 12 months: May: ¥510K, June: ¥354K, July: ¥400K, August: ¥354K, September: ¥378K, October: ¥566K, November: ¥694K, December: ¥446K, January: ¥253K, February: ¥265K, March: ¥624K, April: ¥815K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Kyoto is ¥39K, up 12% year-over-year. By property size: 1-bedroom properties average ¥29K/night, 2-bedroom properties average ¥42K/night, 3-bedroom properties average ¥51K/night, 4+ bedroom properties average ¥68K/night. Rates peak in November and are lowest in June.

Guests in Kyoto book an average of 45 days in advance, down 19% from last year. By property size: 1-bedroom: 41 days, 2-bedroom: 49 days, 3-bedroom: 49 days, 4+ bedroom: 52 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Kyoto Airbnb and VRBO market has seen the following changes: supply declined 3%, revenue per listing decreased 9%, occupancy fell 17%, average nightly rates increased 12%, and lead time decreased 19%. These indicators reveal a tightening environment where shorter booking windows and higher rates are failing to offset significant occupancy losses.

In Kyoto, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Sunday. Weekends show 16% higher occupancy than weekdays.