Airbnb and holiday rental management for Hokkaido homes
We run your Niseko, Sapporo, Otaru or Furano property on Airbnb and Booking.com: pricing, guests, cleaning, winter care and a monthly statement that shows every fee. Our fees are published: 12% for remote co-hosting, 18 to 22% for full management.
Published fees: 12% to 25% of net room revenue, costs at cost
Listing photos shot by our own real estate photographers
Leave any time with 60 days notice
Founding owners: no setup fee for our first 10 properties signed by 31 March 2027, repayable pro rata only if you leave within 12 months
Mt Yotei above Kutchan. Aerial photo by our team at Property Media Japan.
Why owners look for a different manager
Third party data (BNB Calc, 12 months to September 2026) suggests short-term rental listings in Kutchan grew by around 44% in a year while revenue per listing fell. When income gets tighter, the fee and the statement matter more.
Fees you can check
Most Niseko managers do not publish their rates. The one we found that does publishes about 35% of gross rental income plus an expenses fee (checked October 2026; services included differ). Ours are on the pricing page, with a worked example.
Statements you can follow
Each month you see nights booked, average rate, platform commission, our fee, cleaning count and every cost at cost, then the amount paid to you.
A lower fee in the quiet months
Full management drops from 22% to 18% from April to November, when bookings are thinner, so our income moves with yours.
What we do for your property
Everything a holiday rental needs, done with local partners in Hokkaido. See all services.
Listing and pricing
Listings on Airbnb and Booking.com written in English, Japanese and Chinese, with nightly rates adjusted daily for powder weeks, school holidays, Snow Festival and summer events.
Guests
Messages answered 7 days a week, ID checked and the guest register kept as lodging law requires, and house rules set for quiet hours and rubbish.
Cleaning and linen
Checklist cleaning with commercial linen, and an inspection with photos after every stay so problems are found before the next guest arrives.
Winter care and maintenance
Snow clearing, roof snow checks, frozen pipe prevention and heating checks, plus local trades for repairs.
Licence and compliance
Licence and fire safety status tracked, accommodation tax collected and reported to you monthly, and rubbish contracts arranged. Official filings are prepared by licensed professionals.
Reporting
A monthly statement and payout in yen, and a live calendar you can check at any time.
Listing photos by our own photographers
Photos decide which listing a guest clicks. Shot by Property Media Japan, our real estate photography team. These are examples of our photography, not properties we manage.
Three plans, priced in public
All fees are a percentage of net room revenue, which is what guests pay for the nights after the platform commission. No consumption tax is currently added, and we are not registered as a qualified invoice issuer. The fee shown is the full fee.
Co-host
You have a ryokan licence and your own cleaner or caretaker. We run the listing and the guests remotely.
12% of net room revenue
Minimum ¥20,000 a month while listed. Setup ¥50,000.
Listing written and built on Airbnb and Booking.com
Daily price setting for events and seasons
Guest messages 7 days a week in English and Japanese, and in Chinese with translation support
Guest ID collection and guest register
Review replies and monthly statement
Cleaning team, inspections and on-site visits
Local emergency cover within the health centre's response time (you arrange it)
You live overseas or far away and want the property handled end to end.
18 to 22% of net room revenue
22% from December to March, 18% from April to November. Setup ¥100,000, waived if you switch from another manager (repayable pro rata if you leave within 12 months).
Everything in Co-host
Professional winter and green season photos in year one, shot by our own photographers
Cleaning and linen team, checked after every stay
Keyless check-in, with local partners on call
Maintenance arranged with local trades
Licence and fire safety records tracked, accommodation tax collected and reported monthly
Airbnb and Booking.com, plus Agoda and Trip.com on request
Repairs, utilities and consumables (at cost, no markup)
Larger chalets and villas where guests expect a hotel standard.
25% of net room revenue
One rate all year. Setup ¥150,000.
Everything in Full management
In-person welcome and a house briefing
Concierge: we recommend licensed transfer companies, ski schools and private chefs and pass on guests' requests. Guests book and pay the provider directly, and we take no commission
Pre-arrival stocking and owner stay preparation
Family photo shoots offered to guests by Niseko Memories (paid by guests)
Quarterly condition report with photos
Snow clearing (winter care package, priced per season)
Ski season homes that also earn in July lavender season and through the summer.
Common questions from owners
How much does Airbnb management cost in Hokkaido?
Our fees are 12% of net room revenue for Co-host, 22% in winter and 18% in the green season for Full management, and 25% for Premium chalets (Co-host minimum ¥20,000 a month while listed), with no consumption tax added. Net room revenue means what guests pay for the nights after the platform takes its commission. Cleaning fees and accommodation tax are not included in the base. Japanese industry articles in 2026 put full service agencies at 15 to 25%, and the one Niseko manager we found that publishes its rates charges about 35% of gross rental income, though services included differ.
Do I need a licence to rent my property short term in Hokkaido?
Yes. You need either a minpaku notification under the Private Lodging Business Act, which caps rentals at 180 nights a year, or a ryokan business licence (simple lodging, 簡易宿所), which has no night cap. Most ski chalets in Niseko use the ryokan licence. Our licence guide explains both.
Can you manage my property if I live overseas?
Yes. The service is designed for owners who live overseas or outside Hokkaido. You get the statement and payout every month, in English, Japanese or Chinese, and you can see the booking calendar at any time.
Can I stay in my own property?
Yes, as often as you like with 30 days notice. The only blackout is 20 December to 10 January and the week of Chinese New Year, which are the highest earning nights of the year. You pay the cleaning fee for your own stays.
What if I want to leave?
You can end the agreement at any time with 60 days notice. After the first 12 months there is no exit fee. If you leave within the first 12 months, you pay back any setup fee we waived, reduced by one twelfth for each full month completed. Listings are set up in your name wherever the platform allows, so the reviews stay with your property.
See what your property could earn
Free, in writing, within two working days, with a licence and zoning check. No setup fee for our first 10 properties signed by 31 March 2027 (repayable pro rata only if you leave within 12 months).
