A studio at Oakwood Premier Tokyo Midtown (港区赤坂9-7-4) starts at ¥870,000 per month in April 2026. A three-bedroom suite at Ascott Marunouchi Tokyo (千代田区大手町1-1-1) reaches ¥4,356,000 per month, tax included. Those two data points define the current range of the Tokyo luxury serviced apartment market, and the gap between them is not simply a function of size. Submarket, operator model, contract structure, and the treatment of 消費税 (shohizei, Japan’s consumption tax) all affect what you actually pay. This guide maps the active market as of April 2026 for foreign nationals considering an extended stay or a transitional base before a freehold purchase.

The Three Active Submarkets

Tokyo’s luxury serviced apartment inventory concentrates in three geographic corridors, each with a distinct character and a different professional catchment.

Roppongi/Akasaka. The most internationally visible cluster. Oakwood Premier Tokyo Midtown sits directly within the Tokyo Midtown complex (港区赤坂9-7-4), connected to Roppongi Station (大江戸線 and 日比谷線, the Oedo and Hibiya metro lines). The Park Residences at The Ritz-Carlton Tokyo, also within the Midtown tower, offers 244 units across one-to-four bedroom configurations with interiors by Frank Nicholson. This corridor is the default choice for executives arriving on short-notice corporate relocations and for families who prioritize walkable dining and retail within the complex itself. Marunouchi/Otemachi. The finance and legal district’s preferred address. Ascott Marunouchi Tokyo and Oakwood Premier Tokyo (千代田区丸の内, adjacent to Tokyo Station) both serve this corridor. Otemachi Station connects to five subway lines via underground passages, making it the most transit-efficient location in central Tokyo. The resident profile skews toward fund managers, senior counsel, and regional headquarters executives who need proximity to the Marunouchi business district. Akasaka/Tameike-Sanno. A quieter residential register. Boutique towers such as SAION SAKURAZAKA (港区赤坂1-11-12) sit three minutes on foot from Tameike-Sanno Station (溜池山王駅) and five minutes from Roppongi-Itchome (六本木一丁目駅). The embassy district adjacency, lower street noise, and larger floor plates attract senior diplomats and family units. SAION SAKURAZAKA’s 185.44㎡ four-bedroom unit, currently listed at ¥1,260,000,000 as a freehold purchase, illustrates the ceiling of the for-sale market in this submarket and the scale of residence that the rental tier is approximating.

Current Asking Rents: A Verified Benchmark Table

The figures below are drawn from active listings as of April 2026. All prices are per month. Where operators quote 税込 (zeikomi, tax-included) prices, that is noted.

Oakwood Premier Tokyo Midtown (Roppongi/Akasaka)

• Studio, 43.77㎡: from ¥870,000
• 1-bedroom, 56.10㎡: from ¥1,110,000
• 2-bedroom, 107.13㎡: from ¥2,400,000
• 3-bedroom, 127.81㎡: from ¥3,000,000

Includes continental breakfast, 24-hour concierge, housekeeping three times per week, and pet accommodation (conditions apply). Minimum stay: one month.

Ascott Marunouchi Tokyo (Marunouchi/Otemachi, 税込)

• Studio, 38–41㎡: from ¥1,452,000 (campaign rate valid through May 31, 2026)
• 1-bedroom: from ¥1,716,000
• 2-bedroom: from ¥2,079,000
• 3-bedroom suite, 163㎡: from ¥4,356,000

Includes pool, fitness centre, and weekly housekeeping. No deposit required for stays under three months; one month’s deposit applies for stays of three months or longer.

Oakwood Premier Tokyo (Marunouchi, adjacent to Tokyo Station)

• Studio, 33㎡: from ¥900,000 (campaign rate; standard rate ¥1,005,000)
• 1-bedroom, 49㎡: from ¥1,415,000
• 2-bedroom, 81㎡: from ¥2,215,000
• 3-bedroom, 109㎡: from ¥2,715,000

Parking is available at all three properties at an additional ¥47,000 to ¥86,400 per month depending on the unit and building.

For a broader comparison of how serviced apartment pricing sits relative to standard lease terms across Tokyo, the Koukyuu article on apartment rentals in Tokyo, lease terms, and the ¥300 million purchase alternative provides a useful parallel frame.

Consumption Tax, Contract Structure, and What Foreign Residents Often Miss

The tax treatment of serviced apartments in Japan is one of the most consistently misunderstood points for incoming foreign nationals.

Under 消費税法 (Shohizei-ho, Japan’s Consumption Tax Act), Article 6 and its accompanying schedule, residential rents are exempt from the 10% consumption tax. That exemption applies to leases structured as residential tenancies. However, serviced apartments operated on a hotel-type model, where the stay is under one month or where the fee bundle includes hotel-category services, fall outside the residential exemption and are taxable at 10%.

The practical consequence: when Ascott Marunouchi quotes ¥1,452,000 税込 for a studio, the gross figure already includes consumption tax. A comparable unit structured as a standard residential lease at the same base price would cost less per month because the tax would not apply. This distinction matters more at the three-bedroom tier, where the difference between a taxable and a tax-exempt structure at ¥2,000,000–¥4,000,000 per month is material.

The second tax issue relevant to foreign nationals is withholding on rental income. If you rent a serviced unit and then sublet it, or if you hold Japanese residential property as a non-resident and collect rental income, you are subject to 20.42% withholding tax (combining 所得税 and 復興特別所得税, income tax and the reconstruction special income surtax) on gross Japan-source rental income under the 所得税法 (Shotokuzei-ho, Income Tax Act). The tenant or agent is legally required to withhold and remit. Residents file a 確定申告 (kakutei-shinkoku, annual income tax return) and may deduct documented expenses against that income.

Neither of these points is specific to any one operator. They apply across the market and should be confirmed with a Japanese tax adviser before signing any contract at this price level.

Amenity Stack: What the ¥870,000-and-Above Tier Actually Delivers

At the floor of the luxury serviced segment, the standard amenity package in April 2026 includes: 24-hour concierge and reception, a full kitchen with dishwasher and oven, high-speed internet (sometimes charged separately, confirm before signing), and weekly housekeeping at minimum. The Oakwood Midtown product extends housekeeping to three times per week, which is the most frequent in the current active inventory.

Pool and fitness access is available at Ascott Marunouchi and Oakwood Premier Tokyo Midtown. Pet policy is property-specific: Oakwood Midtown permits pets subject to conditions; SAION SAKURAZAKA, as a freehold building, permits up to three pets with a combined height and weight ceiling of 60cm and 45kg.

For buyers who are using a serviced apartment as a transitional base while evaluating freehold options, the high-rise apartment guide for foreign buyers in Tokyo covers the structural and legal considerations that apply once you move from a lease to an ownership position.

Ownership Rights and the Path from Tenant to Buyer

Foreign nationals face no legal restriction on purchasing residential property in Japan. There is no reciprocity requirement, no minimum residency period, and no visa status condition attached to ownership. A foreign national on a tourist visa can, in principle, complete a freehold purchase.

The practical constraints are financial. Most Japanese banks require 永住権 (eijuuken, Japanese permanent residency) or at minimum a long-term visa with several years of domestic tax history before extending a mortgage to a foreign national. Some regional banks and non-bank lenders have begun to offer products to non-PR holders in 2025 and 2026, but terms are less favorable and the approval process is longer. Cash buyers face no such constraint.

The 重要事項説明 (juuyou-jikou-setsumei, the statutory pre-contract disclosure meeting) is the legal mechanism through which a licensed 宅建士 (takken-shi, Japan’s licensed real-estate transaction specialist) must explain the material facts of the property and contract to the buyer before signing. This meeting is required by law and cannot be delegated to an unlicensed salesperson. For foreign buyers, the language and comprehension dimension of this meeting is significant: a qualified interpreter and a licensed specialist who can field questions in real time, rather than reading from a script, changes the quality of the outcome.

For those evaluating Minato-ku (港区) specifically, the Koukyuu article on Oakwood Shirokane and permanent residence alternatives in Minato-ku addresses the specific submarket dynamics of Shirokane (白金) and the transition from serviced tenancy to freehold ownership in that ward.

Choosing a Submarket: A Practical Framework

The three corridors described above are not interchangeable. The decision factors that matter most at the ¥1,000,000-per-month-and-above tier are commute pattern, school proximity, and the likely tenure of the stay.

For stays under six months, the Marunouchi/Otemachi corridor offers the most efficient transit access and the strongest corporate support infrastructure. The underground connection to five subway lines at Otemachi means that virtually any business address in central Tokyo is reachable in under 25 minutes without surface transit.

For stays of six months to two years, particularly for families with children enrolled in international schools, the Roppongi/Akasaka corridor is more practical. The British School in Tokyo’s Shibuya campus and the American School in Japan’s Minami-Azabu facility are both within a 15-minute drive of the Midtown complex under normal traffic conditions.

For buyers who are actively searching for a freehold property and using a serviced apartment as a base, the Akasaka/Tameike-Sanno corridor offers the quietest residential environment and the closest proximity to the Azabu (麻布), Hiroo (広尾), and Nishi-Azabu (西麻布) freehold submarkets where the most active high-end inventory is concentrated in 2026.

Koukyuu is a private buyer’s advisory for distinguished Tokyo residences in Omotesando (表参道), Nishi-Azabu, and Azabudai Hills (麻布台ヒルズ), focused exclusively on transactions of ¥300 million and above, with a licensed 宅建士 personally handling every stage from first consultation through 登記 (touki, the transfer of legal title at the Legal Affairs Bureau). Book a private consultation) to begin a curated search built around your brief.