Strategic market analysis: Sub-5% institutional PBSA penetration in world's 3rd largest economy. Record 337K international students (+21% YoY) and government J-MIRAI target of 400K by 2033 create massive runway.
Data as of January 2026 | Source: MEXT, JASSO, Grand View Research
Fragmented market dominated by Kyoritsu Maintenance (Dormy); 79% of international students in private rentals—product-market fit gap
Kyoritsu (Dormy) dominates with 500+ properties nationwide; GSA pioneered Western PBSA
Tokyo commands highest rents; Dormy includes meals (+¥18K value)
4-6 months rent equivalent upfront—major barrier for international students
PBSA Opportunity: Operators offering zero key money, included guarantor service = competitive advantage for international students
| City | Students | Organized Beds | Bed Gap | Students/Bed | Priority |
|---|---|---|---|---|---|
| Tokyo Metro | 850,000 | 60,000 | 67,500 | 14.2 | 🔴 CRITICAL |
| Osaka Metro | 250,000 | 18,000 | 19,500 | 13.9 | 🔴 CRITICAL |
| Kyoto | 150,000 | 12,000 | 10,500 | 12.5 | 🟡 HIGH |
| Nagoya | 180,000 | 10,000 | 17,000 | 18.0 | 🔴 CRITICAL |
| Fukuoka | 100,000 | 8,000 | 7,000 | 12.5 | 🟡 HIGH |
| Sapporo | 80,000 | 6,000 | 6,000 | 13.3 | 🟡 MODERATE |
Note: Gap estimated assuming 15% of students require managed accommodation. 79% of international students currently in private rentals.
Highly fragmented; university dormitories = 50% of organized sector
Tokyo dominates with 47% of market revenue
Record 337K international students (+21% YoY); government J-MIRAI targets 400K by 2033. China (37%) and Nepal (19%) dominate source markets.
Nihon leads with 70K students; Waseda strongest international brand
China dominates (37%); Nepal fastest growing (+70% YoY)
Note: 92.5% from Asia; 96% self-funded. Nepal +70% YoY, India +30% YoY = emerging markets.
JPY 127B tracked activity; Tokyo PBSA cap rate 4.07% signals institutional demand. Samty acquired UniLodge Australia stake.
| Transaction | Buyer/Developer | Value (JPY) | Units | Year |
|---|---|---|---|---|
| Greystar Japan Portfolio | Greystar | ¥60B | 4,000 | 2020-24 |
| CapitaLand Ascott Japan | CapitaLand | ¥25B | 1,500 | 2025 |
| Samty UniLodge Stake | Samty Holdings | ¥15B | 38,000 (Aus) | 2025 |
| Kyoritsu Expansion | Kyoritsu Maintenance | ¥10B | 2,000 | 2024-26 |
| GSA Hakusan House | GSA Star Asia | ¥5B | 364 | 2018 |
| Tokyo PBSA Transaction | Undisclosed | ¥3.5B | 182 | 2024 |
Cap Rate Benchmark: 2024 Tokyo PBSA transaction at 4.07% indicates strong institutional demand and yield compression.
79% of international students in private apartments. Small landlords dominate. PBSA = product-market fit gap. Students want community, services, guarantor-free.
Government initiative targets 400,000 international students by 2033 (from 337K in 2024). Creates guaranteed demand growth + policy tailwind.
Kyoritsu Maintenance's Dormy brand (500+ properties) proves market: meals + community + security. Premium over standard apartments. University partnerships key.
Institutional PBSA penetration below 5% vs UK 54%. World's 3rd largest economy with nascent student housing sector = massive runway.
Sub-5% institutional penetration + government 400K target + record international growth = Asia-Pacific's largest untapped PBSA market. First-mover advantage for Western-standard operators targeting international students.
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