Own a hospitality property in Japan —
without living here
Sourcing, licensing, renovation, daily operations and monthly remittance for overseas investors. One team, end to end, on the ground in Osaka and Kyoto.
Licensed real-estate brokerage: 宅地建物取引業 大阪府知事(1)第66476号 · Registered vacation-rental manager: 住宅宿泊管理業者 (01) 第F02550号
What we do — the full chain
1. Sourcing & due diligence
As a licensed brokerage we source properties suited to hospitality use and check the licensing feasibility of each candidate before you commit — ward rules, building code, fire safety and neighbourhood factors included.
2. Licensing
Minpaku registration, special-zone minpaku or a ryokan-gyo hotel licence — we pick the strategy that fits the property and your goals, then run the application end to end with partnering administrative scriveners.
3. Renovation & furnishing
In-house renovation planning tuned for hospitality — layouts, furniture and amenities chosen for guest reviews, cleaning efficiency and durability. See our renovation case studies.
4. Distribution & pricing
Listings on major OTAs plus our official direct-booking site, with daily pricing by our in-house AI revenue system and listing copy in five languages.
5. Operations
Professional cleaning with heat-sterilized linen, supplies restocking, and 24-hour multilingual guest support run by AI plus human staff — the same standard we apply across our own hotels.
6. Reporting & remittance
Monthly statements in the owner portal and remittance to your bank — wherever you are. You see revenue, costs and occupancy for your property at any time.
Case study: opening under an existing hotel-licence framework
An overseas investor acquired a three-storey house in Osaka with a tight timeline to opening. Instead of waiting on a fresh licence, the property was brought into an existing licensed operational framework held by Tabitime — cutting the time between purchase and first guest.
Because a newly opened property has no review history on any booking platform, the launch plan focused on long-stay reservations to secure occupancy from the very first month, then shifted toward shorter, higher-rate stays as reviews accumulated. This launch pattern — licence strategy first, long-stay bridge second — is one we reuse across new openings.
FAQ
- Can foreigners buy property in Japan?
- Yes. Japan places no nationality or visa restrictions on property ownership — overseas individuals and companies can hold freehold title. Purchases are typically cash-based, as domestic financing is difficult without Japanese residency.
- Do I need to travel to Japan to buy and operate?
- Most steps can be handled remotely. Contracts can be signed via power of attorney with notarized documents, and we manage the property on the ground. Many of our overseas owners have never needed to be on site.
- Which licence does a property need — minpaku or hotel (ryokan-gyo)?
- It depends on the property and how many nights per year you want to sell. Minpaku (private lodging) registration is capped at 180 operating days per year; special-zone minpaku (in parts of Osaka) and ryokan-gyo hotel licences have no day cap but stricter requirements. We assess feasibility for each licence type before you commit to a purchase.
- Who handles the licensing paperwork?
- We do, end to end — as a registered vacation-rental management company (住宅宿泊管理業者 (01) 第F02550号) we scope the right licence, prepare the application with partnering administrative scriveners, and set up the mandatory guest-registration and safety compliance.
- Can you help me find a property?
- Yes. We hold a real-estate brokerage licence (宅地建物取引業 大阪府知事(1)第66476号) and source properties suited to hospitality use, with licensing feasibility checked during due diligence — before you buy, not after.
- What are your management fees?
- Our standard full-service management fee is 20% of net lodging revenue, as published on our owners page. There are no hidden platform mark-ups; OTA commissions are passed through at cost.
- How do I receive my rental income overseas?
- We issue a monthly statement and remit the balance to your designated bank account. All statements are available in the owner portal, so you can review revenue, costs and occupancy from anywhere.
- What about Japanese taxes?
- Non-resident owners generally need to file Japanese tax returns for rental income, and lodging taxes apply in Osaka and Kyoto. We are not tax advisors, but we handle lodging-tax filings for operated properties and can introduce English-speaking licensed tax accountants for the rest.
- How do you keep occupancy up?
- Properties are distributed across major OTAs (Airbnb, Booking.com and others) plus our official direct-booking site, priced daily by our in-house AI revenue system. For newly opened properties we also target long-stay reservations to build occupancy from the first month.
- Can I stay in the property myself?
- In most cases yes — owner stays can be blocked into the calendar. How flexibly depends on the licence type and season; we'll walk you through it for your specific property.
- What happens if regulations change?
- Hospitality regulation in Japan does evolve, which is exactly why the licence strategy is chosen per property with headroom in mind. As operators of 700+ rooms we track regulatory changes daily and adjust operations across the whole portfolio — your property is never navigating changes alone.
- How long does the whole process take?
- It varies with the property, ward and licence type, so we scope a realistic timeline during due diligence rather than quote a blanket number. Licensing is usually the longest step — starting it early is the single best way to protect your opening date.
Tell us what you're looking for
A budget range and target area are enough to start. We reply within 24 hours — in English.
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