Property management
We run your property the way we run our own
AG STAY Co., Ltd. operates licensed short-term rentals in Tokyo and Sapporo. Management is not a separate business line for us: what we do every day in our own apartments is exactly what we will do in yours.
We take five properties at a time. Every one of them gets a visit in person and the same attention our own apartments get, and that is not something we can do at scale.
Who this is for
You own a property standing empty
An empty house, an unused flat, something you inherited. We take it from permit to first guest: the 旅館業 licence, interiors and furniture, photography, listings, launch. All you do is sign papers and hand over the keys.
Your current manager is not delivering
Occupancy flat, reports never arrive, guests handled carelessly. We take over running properties as they are, move the listings and calendar first, and switch operations without pausing your bookings.
You live outside Japan
Permits, city hall, neighbours and cleaning teams are all handled on the Japanese side. With you we work in English, and your monthly report arrives in English too.
We would rather show you our own numbers than a client list
What we operate are our own apartments, not a portfolio handed to us by someone else. The numbers below were not assembled for a pitch: they are live, and they are published on this same site.
Every one is licensed under Japan's Hotels and Inns Business Act (旅館業法), not the 180-night notification route, so there is no annual cap on nights sold. Permit numbers are published on our company page.
Reviews are what occupancy is made of
Every line below was written by a guest who actually stayed. Ranking, repeat bookings and the rate you can hold all trace back to this. Getting the same reviews for your property is the job.
室内は非常に清潔で、水回りは特に綺麗でした！ 気になる部分としてはウォシュレットがないことくらいで、総合的には非常に満足です！
〜チェックイン〜 6/7〜6/9まで滞在させて頂きました。初めての北海道旅行で不安も多かったのですが、ホストの方の正確でわかりやすい案内のおかげで、宿へスムーズにたどり着け簡単にチェックインが出来ました。 〜設備・内装〜 内装の綺麗さや設備に関して特に不満はなく過ごすことが出来ました。掃除や整頓が徹底されています。電気の明るさを細かく調整出来たり、椅子やソファが充実していて、宿で時間を潰す際も快適でした。また、これまでAirbnbで泊まった宿の中では1番鍵のシステムがわかりやすく使いやすかったです。鍵を持たなくて良いところは、紛失の不安がないので嬉しかったです。（テンキー式錠） Wi-Fiはそれなりの物で不安定さも多少あり、洗面所などでは通信速度が遅いように感じました。私は特に不満には思いませんでしたが、気にされる方はポケットWi-Fiなどの持参をおすすめします。 加えて、宿で北海道限定の酒を飲む時に、備え付けのお菓子があったので嬉しかったです。同行者曰くドライヤーがそれなりに良い物だったそうです。滞在中、悪天候な日もあったのですが宿に人数分の傘が用意されていたので、とても助かりました。 〜ホストの方について〜 ホストの方の返信速度は非常に早く、親切で寛大な方だと思います。こちら側の不手際についての相談やおすすめの観光スポットについて相談した際も、迅速な対応でとても助かりました。わざわざ行く場所の観光スポットについて調べておすすめリスト作って下さり、アクセスしやすい時間についても記載してくれていて、仕事の丁寧さに感銘を受けました。
ev sahibi oldukça ilgiliydi. ev çok temiz ve kullanışlı. muhit sessiz ve huzurlu. tokyo seyahati yapacak herkese öneririm.
우리는 일찍 예약을 했는데 그동안 궁금한점도 많이 물어보고 했음에도 불구하고 대답도 잘해주셨고 삿포로역에서 내려서 가까워서 이동하기 너무좋았습니다!!조용한 동네라 산책다니기도 좋았고요~~담엔 가족들이랑 또 오고싶어요!!^^
Ami was superb. Keeping in touch the whole time. The home was clean and well maintained in a quiet area with the train station only a few minutes walk away. You could catch a bus direct to Disney which we did. There were also lots of restaurants and bars around the area where you could eat have a drink. Overall a great place to stay. Thank you Ami.
Ami was super helpful and provided thorough instructions for check-in. I stayed for 4–5 hours to recharge and shower before a flight, and everything was perfectly clean. Just be aware that the stairs are narrow if you’re carrying heavy bags, but otherwise, the place was great and served my needs perfectly
Reviews appear as written, mostly in English from overseas guests. The full sets are on each apartment's page.
What we actually do every month
Management means very different things at different companies. Here is ours, in full, and every line of it is what we already do for our own apartments.
One calendar across every channel
Airbnb, Booking.com, Google Vacation Rentals and our own direct site. Rates and availability are managed in one place, so double bookings do not happen.
Pricing adjusted daily
We move rates with demand and the local comp set: day of week, season, events, last-minute gaps. A rate you set once a year leaves both nights and money on the table.
Guest communication in English and Japanese
From the pre-booking question to after checkout. Reply speed is what turns into reviews, and reviews are what turn into the next booking.
Cleaning, linen and supplies
Arranged to our own standard and checked against photos after every turnover, restocking included. Hand this part off blindly and ratings slide quietly for months before you notice.
A monthly report
Revenue, occupancy, average nightly rate, reviews, costs incurred. We do not operate anything we cannot show you the numbers for.
The administrative side
Accommodation tax filed, health centre and fire department handled, a phone number for the neighbours. You should never have to deal with a city office about this.
Two ways in
Launch
You have the property, it is not a rental yet
- 1A visit to the property and an honest revenue estimate, free
- 2The 旅館業 permit: health centre, fire department, zoning and structure, talking to the neighbours
- 3Interiors, furniture, beds and everything guests need
- 4Photography and listing copy in Japanese and English
- 5Listings across the channels and the opening price strategy
- 6Launch, plus three months of close adjustment
Operate
Already running, or already licensed
- 1A diagnosis of where you are: pricing, listings, photos, reviews
- 2Handover without pausing bookings
- 3Listings and pricing rebuilt
- 4Day-to-day guest care and cleaning
- 5A monthly report
How we charge
A share of what your property earns, from 20%. No fixed management fee in a month with no bookings. Because our income moves with your revenue, there is no way for us to do well except by raising occupancy and nightly rate.
Cleaning is normally paid by the guest. Linen, consumables and repairs are billed at cost, with nothing added on top.
The rate depends on the property's size, its condition, and whether we are launching it or taking it over, so we quote after seeing it. The visit and the quote are free, and we will not ask you to sign anything on the spot.
Questions owners ask
Yes, that is the launch plan. Be aware that zoning, building structure and fire-safety requirements do stop some properties from ever qualifying. We check with the authorities before anything is spent, and if it looks unlikely we say so at that point rather than sell you a renovation.
Two weeks to a month if the property is already licensed. Starting from the permit, plan on three to six months, depending mostly on fire-safety work and how good the existing drawings are.
Yes. Existing reservations are honoured as they are. We move listing access and the calendar first and switch operations after, so the property is never off sale.
The 23 wards of Tokyo and the city of Sapporo. That is where our own apartments and our cleaning teams are. Outside those two cities we would not be able to run a property to the same standard, so we say no.
Yes. We take on properties under the 旅館業 hotel-business permit and under the 住宅宿泊事業法 notification alike, and we hold the licences and registrations required for both, so the framework is never a reason for us to say no. Which one suits your property is a separate question worth working through: the permit has no annual cap on nights, which changes the economics substantially. Both are explained in minpaku vs hotel.
No. We work with you in English and handle the authorities, the neighbours and the cleaning teams in Japanese. Monthly reports come in English.
Because running a property the way we run our own takes hours that cannot be compressed. We would rather hold a small number and get results than spread thin across many, and that is as true for you as it is for us.
Start by showing us the property
Photos and a rough location are enough for us to tell you what it would rent for in that area and how full it would be. Whether we take it on is something we decide together, after we have seen it.