— LEGEND
✔Standard service (no extra cost)
▲Option (separate fee)
△Handled case by case
—Not covered
i.
Pre-launch
Pre-launch & preparation
From property selection and permits to renovation, interior design, photography, and listing. We handle all the complex pre-launch admin. Many items are not included by default — you choose only the options you need.
✔
Feasibility diagnosisFeasibility check
We assess whether the property can be legally operated as a vacation rental, evaluating location, regulation, and building conditions.
StandardNo extra cost
—
Vacation rental sourcingProperty sourcing
We do not introduce properties directly. For property inquiries, we refer you to our partner real estate brokers.
—
▲
Renovation & constructionRenovation
We introduce partner contractors and provide coordination support, including adjustment and translation of construction details.Coordination fee separate
Coordination feeBased on construction cost
▲
Interior design & FF&EInterior & FF&E
If empty: design and installation by our design team.
If existing furnishings: optimization proposal (design and styling fees apply).
If existing furnishings: optimization proposal (design and styling fees apply).
Design fee ≒ ¥10,000/tsuboStyling up to ¥500k: ¥88,000¥500k–1M: ¥165,000¥1M+: 20%
OptionBased on scale
▲
Vacation rental licenseMinpaku license
We obtain the vacation rental / hotel license in the owner's name, not ours. Available in Osaka and Kyoto.
¥200k–350kapprox.
▲
Fire safety permitFire safety permit
We handle fire inspections and remedial work, providing estimates from partner fire safety firms.
By quoteFrom partners
▲
Vacation rental insurance liaisonInsurance liaison
We coordinate with insurers, translate contract documents, and provide hands-on support throughout the claims process.
OptionService fee separate
▲
PhotographyProfessional photography
Included in the pre-launch service package.
High-end ¥55,000/sessionLocal ¥33,000/session
Packageincluded
▲
Floor planFloor plan
Professional floor plan production, optimized for OTA listings. Included in the pre-launch service package.
Packageincluded
▲
Neighborhood researchNeighborhood guide
We research sightseeing spots, dining, and transit around the property and create a guest-facing guide.
Packageincluded
▲
Transit instructionsTransit instructions
Access guides from airports and major stations to the property, created in 4 languages and built into the Guest Portal.
Packageincluded
▲
Facility manualFacility manual
Usage instructions in 4 languages for WiFi, air conditioning, appliances, waste sorting, fire extinguishers, and more.
Packageincluded
▲
OTA listingOTA listing
Simultaneous registration and operation across 14 OTA channels. Price and calendar synchronization.
AirbnbBookingAgodaExpediaTrip.comRakuten8 more
Packageincluded
▲
Check-in onboardingOnboarding guide
Self check-in flow, identity verification, and smart lock operation — video production and multilingual versions.
Packageincluded
ii.
Operations
Ongoing operations
Day-to-day operations after launch — guest support, cleaning, pricing, collection, reporting, and tax. A fixed 20% management fee covers most items. Out-of-pocket costs that arise per property are borne separately by the owner.
✔
7×18h multilingual customer supportCustomer service
Support in 4 languages — Japanese, English, Chinese, Korean. AI drafts, humans review. Instant response.
StandardNo extra cost
✔
Emergency responseEmergency response
Equipment failure, neighbor trouble, guest emergencies. No call-out fee — immediate on-site response too.
StandardNo call-out fee
✔
Owner systemPMS & owner portal
We issue a dedicated owner account in the PMS for real-time tracking of bookings and settlements.
For owners in mainland China, we provide a dedicated page on our WeChat official account.
For owners in mainland China, we provide a dedicated page on our WeChat official account.
StandardNo extra cost
✔
Price adjustmentDynamic pricing
Combining paid market data with AI dynamic pricing, we recalculate the optimal balance of ADR and occupancy every 30 minutes.
StandardNo extra cost
✔
Online payment collectionPayment collection
Platform payments are consolidated by us and remitted to the owner's account at the end of the following month. Settlement statements delivered automatically.
StandardNo extra cost
✔
Review managementReview management
Centralized management of guest reviews across all OTAs. AI-drafted responses with human review, averaging 4.9 ★.
StandardNo extra cost
✔
HousekeepingHousekeeping
We run a warehouse for linens and consumables, manage cleaning quality, and offer periodic deep cleaning (separate fee).
StandardDeep clean separate
✔
Monthly settlementMonthly settlement
Transfers to Japanese accounts are fee-free. Overseas accounts cost ¥4,500 per transfer.
StandardFree within Japan
▲
Promotion campaignsMarketing campaigns
Additional promotions beyond OTAs, seasonal campaigns, email marketing, and more. Quoted by scope.
By quoteBased on scope
✔
Property cleaning operationsProperty cleaning ops
Every checkout cleaning is SLA-monitored. AI image inspection and a Field App ensure quality.
StandardNo extra cost
▲
Waste collection managementWaste management
Proxy payment to the municipality. Costs borne by the owner; our service fee is free.
At costProxy payment only
✔
Neighbor relationsNeighbor liaison
Japanese staff handle neighbor complaints, neighborhood association matters, and coordination with authorities.
StandardNo extra cost
▲
Maintenance & repairMaintenance & repair
Repair cost plus service fee. We always obtain the owner's consent before any repair cost is incurred.
At cost+ service fee
▲
Water, electricity, gasUtilities
Proxy payment; costs borne by the owner. Our service fee is free.
At costProxy payment only
▲
Pocket WiFiMobile WiFi
Proxy payment; costs borne by the owner. Our service fee is free.
At costProxy payment only
▲
Tax proxy filingTax filing (overseas owners)
We act as the tax administrator for overseas owners, handling income tax filing and withholding tax payment.
OptionOverseas only
Three engagement patterns.
We propose the engagement pattern best suited to your situation. Building from land, converting an existing property into lodging, or pure operational management — we handle them all.
i.
A · GREENFIELD · ¥¥¥
New development from land
Build from land
End to end, from land acquisition to arranging architects and contractors, obtaining permits, interior design, and launch. Our largest-scale service for investors.
- Land acquisition advisory
- Architect & general contractor arrangement
- Permit acquisition (Hotel Business / Minpaku / SEZ)
- Interior design
- Pre-launch prep & operations delegation
ii.
B · BROWNFIELD · ¥¥
Converting existing properties to lodging
Existing → lodging
Detached homes, apartments, kominka — any existing property. From renovation to interiors, permits, and operations, all controlled by us.
- Property survey & revenue projection
- Renovation & remodeling
- Permit acquisition (Minpaku Act / SEZ)
- Interior design
- Photography, listing & operations delegation
iii.
C · MANAGEMENT · ¥
Pure operational management
Pure management
Operations only, for properties already running or fully prepared for launch. Launch in as little as 2 weeks.
- OTA 14-channel connection & price optimization
- 24h AI customer support · 4 languages
- Cleaning & local staff management
- Automated monthly P/L reports
- IoT & smart lock integration
Your property — would you like a diagnosis?
We assess location, regulation, and profitability for free. The diagnosis is reported within 3 business days, along with projected ADR, occupancy, and a monthly revenue estimate.
— DIAGNOSTIC PACKAGE
✓Location assessment report
✓Regulatory classification (vacation rental / hotel / SEZ)
✓Projected ADR × occupancy modeling
✓5-year ROI simulation
✓Risk factor checklist
Diagnosis fee¥0