MINPAKU OPERATIONS
Vacation Rental Management
Backed by 11 years of Airbnb hosting and hotel development experience, we handle everything from operations management to revenue optimization.
Primarily serving Tokyo's east area (Katsushika, Sumida, Koto, Adachi, Edogawa, and more)
CHALLENGES
Does any of this sound familiar?
Several years have passed since inbound tourism surged back, and the vacation rental market is entering a correction phase. Bookings that used to fill naturally no longer come in; revenue isn't growing as expected. In most cases, this stems from operational frameworks that haven't kept up with market changes.
We're running the same operations as before, but bookings have dried up and profitability is declining.
The first 1–2 properties did well, but revenue from the 3rd property onward just won't grow.
Monthly reports are full of numbers, but there's no visibility into what's actually happening in operations.
Messaging response is fast, but there are no improvement proposals or revenue-boosting initiatives.
Complaints are increasing, but we can't pin down the cause or implement solutions.
The Airbnb review score is stuck around 4.8 and won't go higher.
Note: A score of 4.8 may look high, but by our standards it signals significant room for improvement. We explore the structural reasons behind this in our BUSINESS column series.
WHY YUKA-HAN
Why Yuka-Han?
11 Years of Airbnb Operations
We've been operating Airbnb properties since the early days of its Japan launch, through the current correction phase. We have the accumulated experience to make operational decisions that adapt to change without being swayed by short-term fluctuations.
Hotel & Large-Scale Hospitality Background
We have planned and opened some of Japan's largest hostels, and collaborated with major real estate companies. Our knowledge base goes beyond vacation rental management to encompass the full picture of hospitality as a business.
Marketing & Revenue Design Expertise
We design everything from listing strategy, OTA channel management to pricing operations, grounded in key metrics such as OCC, LOS, ADR, and GOP. We are equipped to make data-backed improvement proposals.
OCC: Occupancy Rate / LOS: Length of Stay / ADR: Average Daily Rate / GOP: Gross Operating Profit / OTA: Booking platforms such as Airbnb and Booking.com
Based in Tokyo's East — Our Home Turf Advantage
Our headquarters is in Katsushika. Excellent access to both Narita and Haneda airports and central Tokyo, in an area beloved by inbound visitors for its shitamachi atmosphere and authentic local life. We support you with neighborhood recommendations and rapid on-site response.
SERVICE 01
Operations Management
We handle everything from reservation management and guest communications to cleaning coordination and monthly revenue improvement.
SERVICES
Services
OCC: Occupancy Rate / LOS: Length of Stay / ADR: Average Daily Rate
FEE
Fee
Of monthly revenue after OTA commission deductions
Passed through at the exact amount paid to cleaning contractors. No markup.
Billed only for what is used
We have no structure that generates profit beyond the management fee. Our revenue and the owner's revenue optimization are designed to point in the same direction.
SERVICE 02
Launch Support
From concept design and listing publication to early-stage support and operations improvement — we walk alongside you until your property is running smoothly.
SERVICES
Services
FEE
Fee
Waived when bundled with operations management and contracted for 1+ year
Listing creation, guest guide, property page, logo and other production
No markup
Furniture, fixtures, and other expenses at actual cost
AIRBNB CO-HOST
Listed on Airbnb's Co-Host Marketplace
You can review our profile and track record on the Airbnb platform.
View Co-Host Profile →AVAILABILITY
We Accept New Clients Selectively
To maintain consistent service quality, we manage the number of concurrent engagements.
We are currently accepting both switches from existing operators and new property launches. Depending on timing, there may be a waiting period.
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How It Works
Initial Inquiry
Reach out via our contact form or email.
Documents that speed things along
- Current listing URL (if already operating)
- Property details (address, floor plan, size)
- Operating license type (Private Accommodation Act / Ryokan Business Act / Special Zone, etc.)
- Recent performance data (revenue, occupancy rate, reviews, etc.)
Discovery Call
We'll learn about your property, current situation, and goals — online or in person. If you're switching from another operator, feel free to share exactly what's been working and what hasn't.
Proposal
We'll present a revenue simulation, operational strategy, and cost summary. You're welcome to use this as a reference when comparing options.
Contract
Once you're satisfied, we sign the agreement. We support electronic contracts.
Setup / Handover Preparation
For new launches: 2 weeks to 2 months minimum. For handovers from existing operators: as fast as 1 day.
Operations Begin
From day one, our first milestone is earning Airbnb Guest Favourite status — we drive a strong start with our experience and rapid PDCA cycles.
Monthly Reports
KGI & KPI trends, operational status, outlook, and property management updates — delivered in monthly reports.
HOSPITALITY OPERATIONS
Broad Hospitality Operations
Beyond vacation rental management, we accept a wide range of hospitality operations consultations. We cover hotels, hostels, guesthouses, apartment hotels, entire-building vacation rentals, and large-scale multi-property operations.
Building on our vacation rental expertise and our background in hotel development and large facility openings, we flexibly structure support based on the scale and setup of each property.
SCOPE
Areas of Support
CORPORATE & FUND
Corporate & Fund Engagements
We handle corporate new business launches, real estate and hotel fund projects, and designated management (指定管理) engagements. We have experience with various schemes including SPC and GK-TMK, and can structure contracts as MC, lease, franchise, or other formats appropriate to the project.
FEE STRUCTURE
Flexible Fee Structures
In addition to revenue-share structures, we can propose profit-share models with stronger alignment, mixed approaches, or co-management arrangements — tailored to the project's setup and goals.
Details and scope depend on the content and scale of the project. Please feel free to contact us.
CONTACT
Let's Talk
Whether you're switching from another operator, outsourcing in-house operations, or launching a new property — we're ready. Share your current situation and goals, and we'll let you know what's possible and at what cost.
Get in Touch