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, in the 23 wards of Tokyo and in Sapporo, where our own apartments and cleaning teams are. Every one 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, and the occupancy and cost figures behind the work are on our operating data page.
Reviews are what occupancy is made of
Every review below was written by a guest who actually stayed with us. Guest reviews are what lift a listing's search ranking on the booking platforms — and ranking is what bookings are made of.
Eine tolle Unterkunft! 2 min Fußweg zur U-Bahn und in 20-30 min ist man in der Innenstadt von Tokio. Die Unterkunft hat eine gute Ausstattung und der Check-In war sehr einfach. Ami war sehr freundlich und hat schnell geantwortet. Gerne wieder!
Very nice and helpful, place is clean and very convenient for food and shopping, I will recommend for friends for the stay.
She's very responsive! Everything was organized and the room was easy to access. The train station is across the street as well, which is a huge advantage!
Ami’s place is good for a small group and the location if you want a quiet place this is perfect for you just 10 minutes ride to buzzing place . It is good to bring your own food and drinks before you check in so easy for you to relax after a long day .
Tout était parfait, Ami.S. était toujours prête a nous aider, a répondre à toutes nos questions. Merci encore pour votre logement.
Really enjoyed our time here! The stay is clean and cozy, equipped with any essentials you might need.
This place is very clean and the host is very responsive. Be mindful that there is only one toilet and one bathroom. Other than that, it is a great stay with good value.
Ami was a very hands on host. She promptly replied to my questions. At the same time, it was very comfortable to ask her because she spoke very kindly and knows her place inside out. My family and I would definitely stay here again if our schedules would align. She also wrote a personalized letter and left some snacks for me and my family.
We really enjoyed our stay in Kameari. The train station was a 5 minute walk and there were lots of great places to eat & shop around the neighborhood. The host was very responsive and checked in on us a few times to make sure everything was going well. Our departure flight was late so she was especially helpful in accommodating a later check out time with us. We loved Tokyo and highly recommend staying here!
Careful, consistent operation is what gathers reviews like these, and that is the operation we bring to your property.
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, around the clock
Our own AI response system answers guests 24/7 in English and Japanese — from pre-booking questions to a lock that will not open at 2am — and hands anything needing judgement straight to us. Reply speed is what turns into reviews, and reviews 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.
PriceLabs certified partner
PriceLabs, the revenue management tool our daily pricing runs on, lists AG STAY as a Verified RM Partner. It is the pricing platform most professional operators use, and we are certified to run it for owners, calibrated to Sapporo and Tokyo demand rather than to a template.
See our listing in the PriceLabs directory ↗Two ways in
Launch
You have the property, it is not a rental yet
- 1A visit to the property and an honest revenue estimateFree
- 2The 旅館業 permit: health centre, fire department, zoning and structure, talking to the neighboursTypically 1 to 2 months, depending on the pre-consultation with the authorities
- 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 close early adjustmentFirst 3 months
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%of revenue
Because our income moves with your revenue, there is no way for us to do well except by raising occupancy and nightly rate.
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.
The fee models compared side by side, with the full monthly breakdown, are in what property management costs in Japan.
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, do get in touch. Everything we run, though, runs under the 旅館業 hotel-business permit. The 180-night notification route caps the year and changes the economics substantially, so for a property currently on it, we take it on with a switch to the permit as the plan. If zoning or the building itself make the permit unlikely, we say so at the viewing stage. Both frameworks 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.
I will look at your property with the same eyes I look at our own.
Ami Kawabe
Representative Director, AG STAY Co., Ltd.