Short-term rental management in Tokyo — Minato, Shibuya & Roppongi

Owners in Tokyo typically forfeit a fifth to a third of achievable revenue to three fixable faults: shoulder weeks priced too low, a thin channel mix, and slow replies to guest enquiries. We reset all three in week one. Our revenue team re-prices every listing daily against sakura demand, comparable RevPAR in Minato and Shibuya, and forward booking pace.

Compliance is handled in-house. Minpaku (Jūtaku Shukuhaku) registration and 180-night cap handled. Each month you receive one clear gross-to-net statement; every fee is named and nothing is netted off quietly.

We focus on the Tokyo neighbourhoods where premium short-stay demand actually clears: Minato, Shibuya, Roppongi, Aoyama, Daikanyama, Hiroo. No two districts here share a booking curve, so minimum stays and rates are set locally rather than from a city-wide template.

Properties outside these areas are still welcome for review — we simply only take them on when the numbers say we can beat the local market.

The Mar – May & Sep – Nov window does the heavy lifting in Tokyo, but the 18–32% ADR uplift our owners typically see comes from the shoulder months. We use a proprietary model that blends competitor pricing, booking-window pace, length-of-stay mix and event signals (sakura, autumn koyo, Tokyo Game Show and Setsubun) — re-running every 24 hours.

Length-of-stay rules tighten through Mar and loosen in quiet weeks so gaps get filled. The result is occupancy of around 85% blended across the year on a typical Tokyo portfolio property.