01
System
Reservations, cleaning, guest records and locks in one place.
- Unified calendar across properties
- Cleaning tasks, checklists and shifts
- Guest registry and ID verification
- Smart-lock access handoff
- Monthly owner reporting
Vacation rental operations
Not outsourcing. Owning it together.
A system that lifts occupancy, built with you.
The same system we run on our own five villas. 12–18% of revenue, fixed cost from ¥2,500 per room per month.
- Atami occupancy
- 50.1%
- In-house, last 12 months
- Atami ADR
- ¥77,318
- Per night, after OTA fees
- OTA fees (JPY)
- 3,837,622
- Disclosed, fees included
Operated in-house
Atami / Teshikaga / Honolulu — 5 villas
(Status)
The demand is there. The calendar is not.
- Average occupancy
- 45%
- Closure rate
- 37〜38%
- Annual cap (home-sharing)
- 180days
Average occupancy
2025 industry estimate for the sector. Demand exists; the calendar is still empty. [1]
Closure rate
Feb 2026 estimate. 59k filings vs ~37k operating, including dormant listings. [1]
Annual cap (home-sharing)
Only for properties filed under the home-sharing law; hotel-licence properties are exempt. The average is ~103 days a year, 57% of the cap. [2]
[1] Vacation rental supply, demand and closure rates (published 2 Jun 2026) / [2] Operator fee benchmarks (Minpaku Bito, Sep 2026) (retrieved Nov 2026). Figures include industry estimates.
(Model)
Not an agency. An operating system.
Owners decide how much to hand over. Three layers, combined only as far as you want.
02
Operations
AI handles the first reply; people handle the exceptions.
- 24/7 first-line messaging
- Japanese and English guest communication
- Check-in guidance and first-line triage
- On-site response via partner staff
- Full correspondence log shared with owners
03
Revenue
Pricing and channels, adjusted every day.
- Automated rate adjustment to demand
- Inventory distribution across OTAs
- Occupancy, ADR and review tracking
- Plans to fill the low season
- Direct-booking and repeat-guest design
(Compare)
Choose with the market in view.
Published rates run 10–20% of revenue, with a median near 15%. But what the percentage applies to, and what it includes, differs by company.
- AirHost
- Rate
- 15–20%
- Fixed
- ¥25,000 setup / unit
- Focus
- In-house PMS and channel manager. Nationwide.
- faminect
- Rate
- 20% (full) / 10% (messaging)
- Fixed
- Cleaning billed separately
- Focus
- 24/7 call centre in eight languages.
- @Host
- Rate
- 20 / 25 / 30%
- Fixed
- from ¥60,000 / unit
- Focus
- Three plans; strong reach into Greater China.
- NEXSIA YORISOI
- Rate
- 15% (min ¥60k/mo) / 20% (min ¥75k/mo)
- Fixed
- Light plan ¥35,000 / mo
- Focus
- Licensing through cleaning, end to end.
- AI Minpaku Daiko
- Rate
- Flat fee
- Fixed
- ¥30,000/mo + ¥98,000 setup
- Focus
- Same nationwide, peak season included.
enabler
- Rate
- 12% / 18% (draft)
- Fixed
- from ¥2,500 / room / mo. (draft)
- Focus
- The system we run on our own five villas. Both the fixed cost and the rate kept small.
| Operator | Rate | Fixed | Focus |
|---|---|---|---|
| AirHost | 15–20% | ¥25,000 setup / unit | In-house PMS and channel manager. Nationwide. |
| faminect | 20% (full) / 10% (messaging) | Cleaning billed separately | 24/7 call centre in eight languages. |
| @Host | 20 / 25 / 30% | from ¥60,000 / unit | Three plans; strong reach into Greater China. |
| NEXSIA YORISOI | 15% (min ¥60k/mo) / 20% (min ¥75k/mo) | Light plan ¥35,000 / mo | Licensing through cleaning, end to end. |
| AI Minpaku Daiko | Flat fee | ¥30,000/mo + ¥98,000 setup | Same nationwide, peak season included. |
| enabler | 12% / 18% (draft) | from ¥2,500 / room / mo. (draft) | The system we run on our own five villas. Both the fixed cost and the rate kept small. |
- Competitor rates and fees are from each company's public site (as of Nov 2026). Tax treatment, the base the percentage applies to, and included scope differ by company.
- In Minpaku Bito's survey, the median rate among the 18 respondents was 15%. Three of them apply the percentage after deducting cleaning costs, so the same % yields different net proceeds.
- The enabler row is an internal draft. These are not final prices; terms are provided in writing per property.
Published figures from each operator's site (retrieved Nov 2026). The basis of the rate, tax treatment and scope differ; actual terms are quoted individually.
(Proof)
We run it on our own properties first.
Five villas in Atami, Teshikaga and Honolulu run in-house, on the same system we propose. We test it on our own occupancy before offering it.
Three of our five villas (Beds24 data)
Nov 2025 – Oct 2026
→ scroll sideways
| Property | Nights | Occupancy | ADR |
|---|---|---|---|
| WHITE HOUSE Atami | 183 | 50.1% | ¥77,318 |
| THE LODGE Teshikaga | 115 | 31.5% | ¥42,213 |
| THE NEST Teshikaga | 55 | 15.1% | ¥34,421 |
Figures for the three villas we operate ourselves, aggregated from Beds24 bookings. Gross revenue before OTA fees was ¥24,734,491; fees were ¥3,837,622. ADR is the average per night after OTA fees. Six zero-price direct bookings (14 nights) are excluded from nights and occupancy because they generated no revenue.
To be straightforward: the two Teshikaga villas still run at 15–32% occupancy, so there is room to improve. That is exactly why we can talk concretely about filling the low season. We are not here to show only the numbers that flatter us.
(Process)
Start with the numbers.
01
Review
We look at your property, listings, occupancy and ADR, and estimate the upside on the call.
02
Scope & quote
You decide the scope. We quote the total, including cleaning and OTA fees, so you can compare net proceeds.
03
Migrate & run
We migrate without losing your existing listings. Weekly reporting in month one, monthly after that.
(Pricing)
A small fixed cost, a modest rate.
Neither a heavy fixed fee in the slow season nor a heavy commission in the peak season helps an owner. We keep both small.
System
2,500JPY / room / month (excl. tax)
Planning estimate (excl. tax). Terms are provided in writing.
You run it. You just need the tools.
Does not include a management mandate; these are tools for your own operation.
- Reservations, cleaning, records and locks
- Guest guidebook
- Email support
Recommended
System + Operations
12% of gross revenue (excl. tax)
Planning estimate (excl. tax). Terms are provided in writing.
The tools plus the day-to-day running of the property.
Accepting statutory management for owner-absent properties requires our home-sharing management registration. Until then, this covers operational support for the parts you retain.
- Everything in System
- 24/7 first-line messaging (JA/EN)
- Cleaning coordination and QC
- Guest registry and statutory records
- Monthly owner report
Full Management
18% of gross revenue (excl. tax)
Planning estimate (excl. tax). Terms are provided in writing.
Marketing, pricing and on-the-ground, end to end.
As above. On-site work depends on partner staff; scope is confirmed per property and registration status.
- Everything in System + Operations
- Ongoing pricing and channel optimisation
- On-site staff coordination and escalation
- Listing, photography and setup support
- Quarterly revenue review
(Example)
One villa at ¥500,000 monthly revenue
Cleaning, OTA fees and utilities excluded. Calculated as one villa = one room.
- System only
- ¥2,500
- System + Ops (12%)
- ¥60,000
- Full management (18%)
- ¥90,000
(Net proceeds)
At ¥500,000 monthly revenue, what actually reaches you?
A percentage alone is not comparable. Here is what remains after cleaning and OTA fees. These are worked examples; actual costs vary by property and channel.
→ scroll sideways
| Item | System | System + Ops | Full |
|---|---|---|---|
| Gross revenue | ¥500,000 | ¥500,000 | ¥500,000 |
| OTA fees (assumed 15%) | ¥▲75,000 | ¥▲75,000 | ¥▲75,000 |
| Cleaning (8 turns × ¥8,000) | ¥▲64,000 | ¥▲64,000 | ¥▲64,000 |
| Paid to enabler | ¥▲2,500 | ¥▲60,000 | ¥▲90,000 |
| Owner net proceeds | ¥358,500 | ¥301,000 | ¥271,000 |
In this example, delegating more reduces net proceeds — but removes your workload and leaves room to lift occupancy and ADR. Which plan pays off depends on where your occupancy stands today.
These figures are planning estimates. Cleaning, OTA fees and utilities are excluded. We quote per property based on size, expected occupancy and scope, and present the total before any contract.
Compliance and records, never deferred.
Under the home-sharing law, owner-absent properties must delegate the whole of management to a single registered operator; the same applies above five rooms. Guest registries, signage and complaint records are built into the operation. We state our registration status and what we can accept in writing before any engagement, and introduce a registered partner where we cannot.
(FAQ)
Frequently asked
Can you manage an owner-absent property?
Under the home-sharing law, owner-absent properties must delegate the whole of the management work to a single registered operator; splitting it is not allowed. enabler can accept that mandate only within its registered scope, so where we cannot, we introduce a registered partner. System provision and operational support do not require registration.
Is cleaning included?
No. We coordinate partner cleaners and check quality; the actual cost is billed separately. Our percentage applies to gross revenue only.
Is there a minimum fee or cancellation penalty?
During the pilot we plan to offer terms without a monthly minimum and with no lock-in. Final terms will be provided in writing.
We already work with another operator.
Switching to the system alone, or a partial handover that keeps your existing listings, is possible. We review your current operations and numbers before proposing scope.
Which areas do you cover?
We support properties nationwide through system and operations. Where on-site response is needed, coverage depends on partner staff in that area.
When are the fees finalised?
The figures on this page are planning estimates. We quote per property based on size, expected occupancy and scope, and present the total before any contract.
(Contact)
Let's look at how your property should run.
Show us the numbers; we'll be specific.
Tell us your occupancy, your listings and what's not working. No hard sell.
- Where your occupancy and ADR sit versus comparable properties
- A net-proceeds estimate, cleaning and OTA fees included
- The three biggest levers, ranked
The first consultation and estimate are free.