Sound familiar?
- ✓You own a property in Japan but don't know how to get started with minpaku
- ✓Japanese regulations and licensing requirements feel overwhelming
- ✓You live overseas or in another city and can't manage the property yourself
- ✓You need someone who can communicate with guests in Japanese and English
- ✓You want a completely hands-off operation that still maximizes revenue
If any of these apply, we can help.
What We Do
One company for everything your property needs — from licensing to linen.
Operations Management
We manage your property end-to-end. You provide the property; we handle everything else — from OTA listings to daily guest communication.
- · OTA listing & management (Airbnb, Booking.com, Rakuten Travel, etc.)
- · Dynamic pricing & revenue optimization
- · Guest messaging in Japanese & English
- · Check-in / check-out management
- · Review management & responses
- · Monthly revenue reports & settlement
Pricing
20% of net revenue
Excl. tax. Net revenue = gross revenue minus OTA commissions.
Turnover Cleaning
Professional cleaning between every guest stay. Linen exchange included — sheets, pillowcases, and towels. Available as a standalone service or bundled with operations.
- · Full room cleaning (beds, bathrooms, vacuuming)
- · Linen exchange (all linen included in price)
- · Amenity restocking
- · Inventory tracking & supply reports
Pricing
¥7,000 – ¥15,000 / turnover
Excl. tax. Varies by property size. Linen included.
Licensed Front Desk (Shisetsu-gai Choba)
Kyoto requires accommodation businesses to have a front desk within ~800m of the property for ID verification, guest registration, and emergencies. We provide this at two locations in central Kyoto.
- · Two locations: Senbon-dori (Kamigyo) & Mibu (Nakagyo)
- · Face-to-face check-in with passport scanning
- · Guest registry management (legally required)
- · Emergency on-site response within 10 minutes
Pricing
Facility: from ¥30,000/month
Check-in: from ¥3,000/guest
Excl. tax. Emergency call-outs from ¥5,500.
Guest Communication & OTA Optimization
We use AI-powered tools and native bilingual staff to handle guest inquiries 24/7, automate messaging workflows, and optimize your presence across all major booking platforms.
- · 24/7 multilingual guest support (JP/EN/CN/KR)
- · Automated check-in instructions & follow-ups
- · AI chatbot for common guest questions
- · OTA listing optimization & algorithm tuning
- · Competitor monitoring & dynamic pricing
- · Monthly performance reports (occupancy, ADR, RevPAR)
Platforms
Flexible Plans
Mix and match services to fit your situation.
Full Support
Operations + Cleaning + Front Desk
Completely hands-off. We manage everything from guest booking to checkout cleaning. Ideal for overseas owners.
Operations Only
OTA, Guests & Revenue
You handle cleaning yourself or with another vendor. We take care of listings, pricing, guest messaging, and reporting.
Cleaning Only
Turnover Cleaning + Linen
You run your own operation but want professional cleaning between guests. All linen included.
Understanding Japanese Accommodation Regulations
Running a short-term rental in Japan requires proper licensing. Here's a quick overview of the main frameworks — we can guide you through the right path for your property.
Minpaku (Housing Accommodation)
National registration system for hosting up to 180 days/year. Simplest to set up but has day limits.
Kanisyukusho (Simple Lodging)
Hotel/ryokan business license for small properties. No day limit. Requires a front desk (we provide this).
Ryokan-gyo (Hotel Business)
Full hotel business license. For larger or more established operations. No day limit.
Kyoto-Specific Requirements
Front desk must be within ~800m of the property (we have two locations in central Kyoto)
Staff must be able to reach the property within 10 minutes for emergencies
Face-to-face identity verification required at check-in (passport for foreign guests)
Guest registry must be maintained and stored according to local ordinances
We handle all of this for you. Not sure which license type applies? Contact us for a free consultation.
Service Areas
We currently serve properties in central Kyoto.
Shimogyo-ku
Kyoto Station area, Shijo-Karasuma, Gojo
Nakagyo-ku
Nijo Castle area, Karasuma-Oike, Kawaramachi
Kamigyo-ku
Nishijin, Kitano Tenmangu area
Properties outside these areas? Contact us — we may still be able to help.
Why Benstay?
We're not just a management company — we own and operate guesthouses and monthly apartments in Kyoto, Tokyo, and Kobe. Our advice comes from running properties every single day, not from a textbook.
Operating guesthouses since 2014. We know the market, the regulations, and the guests.
Fluent in both Japanese and English. We handle guest communication, government paperwork, and owner reporting seamlessly.
AI chatbots, channel managers, dynamic pricing — we use the latest tools to maximize your occupancy and revenue.
Our team does daily check-ins, cleaning, and guest support on our own properties. We don't outsource the work we do for you.
How It Works
Get in Touch
Fill out the form below or call us. Consultations are free.
Property Assessment
We review your property's location, layout, licensing status, and goals.
Custom Proposal
You receive a tailored plan with clear pricing. No surprises.
Launch
We handle setup and start managing your property right away.
Frequently Asked Questions
Do I need to live in Japan to own a minpaku property?
Can you help me get the right license for my property?
I already have a property listed on Airbnb. Can you take over?
Do you only work with properties in Kyoto?
Is there a minimum number of properties required?
How do I receive revenue from my property?
Get in Touch
Free consultation. No obligation. We'll get back to you within one business day.