According to MetroEngines Research estimates, the ADR of business hotels in Tokyo (estimated settled rate, double room for two guests, tax-excluded equivalent) was about ¥17,500 in October 2026, the most recent month with finalized figures, up +14.0% from about ¥15,300 a year earlier (N=913 properties). Listed prices for the same month (all-plan average, tax-included) averaged about ¥28,100 (N=991 properties), and November is currently being sold even higher, at an estimated listing-based ADR of about ¥19,200 as of the survey date, in the middle of the autumn peak season. As a benchmark for setting rates and for the rate assumptions in business plans, this article organizes aggregated figures on levels by ward and city across the 23 wards and the Tama area, year-over-year changes over the last 12 months, day-of-week differences, and the gap to other hotel types such as city hotels.

This analysis covers properties in Tokyo classified as business hotels, out of the roughly 27,000 operating properties tracked by MetroEngines Research. All figures are aggregates by hotel type and area; no individual property prices are shown.

Tokyo Business Hotels: Average ADR for a Double Room (Two Guests) Is About ¥17,500

Let us start with the conclusion. For Tokyo’s business hotel segment, the per-room rate for a double or twin room used by two guests was ¥17,500 in October 2026 on an estimated settled ADR basis. This is an estimate that adjusts each property’s published lowest-plan level toward the settled level using a hotel-type-specific factor, and it is a tax-excluded equivalent. Meanwhile, the average price across all plans listed on OTAs and other channels in the same month (tax-included) was ¥28,100, a gap of about 1.6x between the two.

The gap arises because listed prices are a simple average that includes plans with breakfast, larger rooms and multi-night conditions, and because they are shown tax-included. Use listed prices when you want a figure close to the “rack” rate on a rate sheet, and the estimated settled ADR when you need the room rate in the P&L or a benchmark for comparing with competitors. Wherever this article’s headings and conclusions say “ADR”, they refer to the latter.

* November 2026 is an estimate based on prices listed on OTAs and other channels as of the survey date (early November) and will change.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Monthly Trend and Year-over-Year Change over the Last 12 Months

Next, let us look at how rates move over the year. Overlaying the estimated settled ADR by year since September 2024 clearly shows that Tokyo business hotels have two peaks, in March–April and October–November, with troughs in June–August and January. In 2026, April at ¥17,800 was the first-half peak and August at ¥11,600 the trough, a peak-to-trough gap of about 1.5x. The simple average over the last 12 months (November 2025 to October 2026) was about ¥14,400; if you set a single annual rate assumption, this level is the guide.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Year over year, the picture has more depth. Growth narrowed from +13.2% in November 2025 into the new year, and June–August 2026 came in below the prior year for three straight months at −4.7%, −5.3% and −8.9%. But after recovering to the prior-year level in September at +2.2%, October jumped to +14.0%. The natural reading is that a summer correction and a strong autumn peak sit side by side within the same year.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Note that year-over-year changes in listed prices swing less than those in the estimated settled ADR. In October, listed prices rose +10.1% while the estimated settled ADR rose +14.0%. The gap tends to widen in months when prices at the lowest tier are raised more than the all-plan average.

On changes in the sample. The number of properties covered for listed prices rose about 11%, from 889 in October 2025 to 991 in October 2026, while coverage for the estimated settled ADR increased only about 2%, from 897 to 913. To check the effect of turnover in the sample, we re-compared only the same properties with estimates in both months (N=860): the median per-property YoY change was +10.1%, and the median level rose from about ¥15,600 to about ¥17,600. The area-wide +14.0% partly reflects changes in composition, but a double-digit rise is confirmed on a same-property basis as well.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Business Hotel ADR by Ward and City: 23 Wards and Tama

How much does location within Tokyo matter? We ranked the October 2026 estimated settled ADR for wards and cities with estimates for at least 10 business hotels. Shibuya Ward was the highest at ¥28,200, followed by the central business and commercial districts: Chuo Ward ¥21,800, Minato Ward ¥20,900, Chiyoda Ward ¥19,400 and Shinjuku Ward ¥19,200. Taito Ward, which has the most properties in Tokyo, was at ¥18,400, slightly above the Tokyo-wide level.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Property counts are the number of properties covered by the October 2026 estimated settled ADR. Only wards and cities with 10 or more properties are shown. Note that at the ward/city level the number of properties is small, so the median can shift when even one or two properties enter or leave the sample.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Year over year, growth stands out on the outer edge of central Tokyo: Koto Ward (+27.2%), Fuchu City (+26.7%) and Edogawa Ward (+25.2%). One reading is that as central Tokyo rates rise, demand spills over into surrounding wards and the main station areas of Tama, where rates then catch up (this article’s data covers rates only and does not confirm the shift in demand itself). Chiyoda Ward (+4.4%) and Shibuya Ward (+7.2%), on the other hand, started from high levels and grew relatively modestly. In the Tama area, Tachikawa City is at ¥11,800, Fuchu City ¥10,900 and Hachioji City ¥8,600, roughly a 2x gap with the main wards of the 23-ward area. Comparing your own rate with the median of the same ward or city, rather than the “Tokyo average”, gives a more realistic view of your positioning.

Day-of-Week Differences: Saturday About 1.3x Weekdays, Sunday the Lowest

Day-of-week differences are essential to rate design. For the two weeks from Sunday, October 18 to Saturday, October 31, 2026, which contain no public holidays, we aggregated daily listed prices (all-plan average, tax-included) for 994 business hotels in Tokyo and averaged the property medians by day of week.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Saturday averaged about ¥36,800 against about ¥27,700 for Monday–Thursday, so Saturday is about 33% higher than weekdays. The lowest day is Sunday at about ¥21,900, widening the gap with Saturday to about 1.7x. Among weekdays, Monday is low at about ¥24,600 and rates step up from Tuesday through Thursday, which likely reflects heavier business-travel demand mid-week. This day-of-week pattern is based on listed prices, but the same ratios can be applied to the estimated settled ADR as a guide. For example, taking the October estimated settled ADR of about ¥17,500 as the average, Saturday would be roughly 1.3x that and Sunday roughly 0.8x.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Gap to City Hotels and Capsule Hotels

It is also worth noting the distance to other accommodation types. The estimated settled ADR of Tokyo’s city hotel segment in October 2026 was ¥31,700 (N=109 properties), about 1.8x that of business hotels. City hotels were essentially flat YoY at −0.7%, so at least in October, business hotels led in rate growth. Business hotel rates closing the gap with city hotels can also be read as indicating room for upper-grade business hotels to raise prices.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

“All types” is the median of properties in the segments validated for the estimated settled ADR (business, city, resort, ryokan, capsule).

Source: MetroEngines Research; compiled by HotelBank Editorial Team

How hotel types are defined in the first place is covered in What Is a City Hotel? 3 Definitions, 176 Rooms, ¥13k ADR in Japan. When comparing, first check that the segment definitions match how you classify your own property.

Comparison with Business Hotel ADR in Major Prefectures

Placed alongside major markets outside Tokyo, Tokyo’s position becomes clearer. Among the eight prefectures in the table, the October 2026 estimated settled ADR for business hotels was highest in Kyoto (¥19,700), followed by Tokyo (¥17,500), with a wide gap to Fukuoka (¥12,800) and below. Year over year, Aichi was highest at +29.6%, followed by Fukuoka at +22.7%. Note, however, that in Aichi the 20th Asian Games (Aichi-Nagoya, September 19 – October 4, 2026) overlapped with early October, so this year’s figure includes a boost from Games demand. Osaka fell below the prior year at −22.6%, but the comparison month, October 2025, included the Expo 2025 Osaka, Kansai period (closed October 13), when the prior-year level was high.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Levels for every prefecture nationwide and long-term trends are available in Japan Business Hotel Double Room Cost 2026: ¥16,067 Avg, Tokyo ¥21,058 and Past Hotel Rates in Japan: 4 Sources and 47-Prefecture ADR Since 2019.

About Single-Occupancy Rates

All figures in this article are based on the per-room rate for two guests. Single-occupancy rates are not half of the two-guest rate, and properties set them in very different ways, so this article does not calculate a single-occupancy guide. If you need a single-use rate assumption, note that single-occupancy data must be collected separately on the same aggregation basis.

Rate Assumption Estimates: Season × Day-of-Week Guide and November Landing Range

Combining the monthly and day-of-week figures above, the rate guide for a rate sheet or monthly budget fits on a single table. Table 7 treats each month’s estimated settled ADR as the weekly average and multiplies it by day-of-week ratios derived from listed prices over the last two weeks of October (each day ÷ seven-day average: Sun 0.77, Mon–Thu avg. 0.97, Fri 1.04, Sat 1.29). A Sunday in the August trough comes to about ¥8,900 and a Saturday in the April peak to about ¥23,000, so even for the same Tokyo business hotels, the combination of season and day of week produces a range of about 2.6x. Note that the day-of-week ratios are based on listed prices and may not match day-of-week differences in settled rates.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

The other question is where November, currently being sold high at about ¥19,200 as of the survey date, will land. Last November’s finalized figure was ¥16,540, so landing at the survey-date estimate would mean +16.2% YoY. A 5% drop close to arrival would still leave +10.4%, and a 10% drop +4.6%; falling back to the prior-year level would require a downward revision of about 14% from the survey date (Table 8). Given that October was finalized at +14.0% YoY, November is likely to exceed the prior year too, although depending on last-minute price cuts, growth could narrow to single digits.

Source: MetroEngines Research; compiled by HotelBank Editorial Team

Implications for Rate Assumptions in Operations and Investment

Let us organize the data from the perspective of rate setting and business planning. First, it is more effective to set annual rate assumptions along the seasonal peaks and troughs rather than as a single average. The last 12-month average is about ¥14,400, but April and October are around ¥17,500 and August around ¥11,600, about a 1.5x gap between peak and trough. Reflecting this shape in the monthly budget makes it easier to plan to capture full rates in peak months.

Second, October’s +14.0% growth was confirmed at +10.1% on a same-property basis as well. Demand pushes rates up strongly in the autumn peak, and as of the November survey date, sales are progressing at a high estimated ADR of about ¥19,200. This is a period with room to adjust prices step by step in line with demand while watching price movements close to arrival (see Table 8 for the landing range).

Third is day-of-week design. Checking where your own day-of-week rates sit against the market shape — Saturday about 1.3x weekdays and Sunday about 80% of weekdays — will reveal headroom in weekend rates and Sunday occupancy. Combined with the ward/city medians, this becomes a location-specific benchmark.

Frequently Asked Questions

Q. What is the going rate for business hotels in Tokyo?
A. In October 2026, the estimated settled ADR (double room for two, tax-excluded equivalent) was about ¥17,500, and listed prices on OTAs and other channels (all-plan average, tax-included) were about ¥28,100. The average estimated settled ADR over the last 12 months was about ¥14,400.

Q. Why do listed prices and ADR differ?
A. Listed prices are a simple, tax-included average of all plans, including those with breakfast. The ADR in this article is a tax-excluded equivalent that estimates the settled rate from the lowest-plan level; checked against property-level results of listed hotel REITs, the median error is about 7%.

Q. How much do rates vary by day of week?
A. Over two weeks in late October 2026, Saturday was about 33% higher than the Monday–Thursday average, and Sunday was the cheapest day.

Q. Which ward in Tokyo has the highest business hotel rates?
A. On the October 2026 estimated settled ADR, Shibuya Ward was highest at about ¥28,200, followed by Chuo Ward at about ¥21,800 and Minato Ward at about ¥20,900 (among wards and cities with estimates for 10+ business hotels). In the Tama area, Tachikawa City is about ¥11,800, Fuchu City about ¥10,900 and Hachioji City about ¥8,600.

Q. What is the outlook for rates in November 2026?
A. As of the survey date (early November), the listing-based estimated ADR is about ¥19,200, about 16% above last November’s finalized figure of ¥16,540. Even with a 5–10% downward revision close to arrival, the estimate is +4.6% to +10.4% YoY.

Related Articles

• Past Hotel Rates in Japan: 4 Sources and 47-Prefecture ADR Since 2019
• What Is a City Hotel? 3 Definitions, 176 Rooms, ¥13k ADR in Japan
• Japan Business Hotel Double Room Cost 2026: ¥16,067 Avg, Tokyo ¥21,058
• Hokkaido Summer 2026 ADR: City −11.3%, Business +2.5% in August
• Tokyo August ADR: City Hotels −20.6%, Business −8.9%; September Splits
• Saturday 1.8x or 1.2x Tuesday: DOW Premium & NOI Across 2,153 Hotels
• Japan Hotel Allowance ¥8,878 vs Tokyo Business Hotel ADR ¥13,364