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Service / Minpaku Planning & Operations

From Sourcing to Sale,Minpaku Done End-to-End

Hotel & construction expertise × AI data analytics × professional network. Backed by the operational track record of our in-house brand "Urban-stay", we are your next-generation minpaku partner — balancing profitability and guest experience.

Urban-stay Operations (Last 12 months)

LIVE

Avg. OCC

93.7%

+25%

Avg. ADR

¥43,756

+28%

RevPAR

¥41,000

+60%

★ Reviews

4.92 / 5

+56 in last 12 months

* Deltas vs nearby comparable benchmark properties (in-house research). Urban-stay last-12-months operating results (in-house data).

Track Record

Repeatable operational excellence, proven by Urban-stay

TLL is not a typical consulting firm. As Urban-stay, we directly operate minpaku properties in Tokyo and have consistently outperformed market averages since launch. The figures below are cumulative results since the business started — this in-house, validated know-how is the foundation we bring to every client engagement.

Combined Experience

40+ yrs

Team total

Properties

50+

Cumulative

Avg. OCC

91.5%

All-time average

★ Reviews

4.87 / 5

256+ reviews

* Cumulative Urban-stay operated property results since launch (internal)

3 Key Strengths

Why clients choose TLL

Three levers drive minpaku returns: occupancy (reach), revenue per booking (pricing), and operating cost (efficiency). TLL pulls all three — multi-channel distribution × own-brand bookings, AI-driven pricing, and an end-to-end in-house team — so every yen of upside lands in your bottom line.

Higher occupancy through multi-channel reach

01 / OCCUPANCY

Higher occupancy through multi-channel reach

Relying on one or two OTAs caps occupancy. TLL distributes across all major OTAs in parallel with direct bookings via our own brand Urban-stay — capturing repeat guests and corporate accounts OTAs cannot reach.

  • All major Japan & global short-stay OTAs (Airbnb, Booking, Rakuten Travel, Jalan)
  • Join TLL's own brand Urban-stay — capture repeat guests and corporate accounts OTAs cannot reach
  • Urban-stay direct bookings carry lower fees than OTAs — net margin grows as the direct share increases
Most properties stuck below 70% occupancy aren't short on demand — they're short on distribution. Multi-channel coverage plus own-brand direct bookings is what closes the gap.
Revenue optimization with AI-driven pricing and analytics

02 / REVENUE OPTIMIZATION

Revenue optimization with AI-driven pricing and analytics

Demand, competitor pricing, and OTA algorithms shift daily. Our in-house platform Urbalytics optimizes price and listing levers every morning, so revenue per available night isn't left on the table.

  • AI-recommended price and minimum-stay timing, calibrated by area-level demand forecasts
  • AI conversation & review analysis surfaces concrete improvement areas (listing, photos, ops)
  • Continuous OCC + RevPAR analysis with monthly reports highlighting revenue upside
Delaying a ¥2,000 price increase by 3 days can swing Golden Week revenue by ¥800K. AI helps you make those decisions every morning.
Operational efficiency and lower cost via end-to-end in-house team

03 / EFFICIENCY · LOWER COST

Operational efficiency and lower cost via end-to-end in-house team

Most minpaku projects bleed time and money on coordinating brokers, operators, scriveners, lawyers, and contractors separately. TLL keeps every specialist in-house — acquisition through exit — for faster timelines, fewer hand-offs, and a single accountable owner.

  • All required specialists (brokers, architects, scriveners, lawyers, M&A) in-house — single contact is TLL
  • Licensed across both 旅館業 (simple lodging) and 住宅宿泊事業法 (minpaku law) — we recommend whichever maximizes profit
  • Sourcing and design done with the exit in mind (sale / rental / business transfer) — capital gains in scope from day one
Coordinating brokers, builders, scriveners, lawyers, and operators separately is where minpaku projects bleed time and money. End-to-end in-house removes that hidden tax.

Phase-by-phase support

PhaseSpecialistsWhat TLL provides

Stage 1

Acquisition

Brokers / Banks / UrbalyticsProperty selection (area, demand), price valuation, financing, contracts

Stage 2

Renovation

Architects / Contractors / InteriorMinpaku-optimized design, cost & schedule control, FF&E sourcing

Stage 3

Licensing

Scriveners / Fire / Health DeptOptimal selection of regimes, ordinance compliance, neighborhood briefing, filings

Stage 4

Operations

Hotel staff / AI analyticsUrban-stay branded operations, pricing, cleaning, multilingual guest support

Stage 5

Exit

Lawyers / Brokers / M&ASale valuation, buyer matching, business transfer, rental/repositioning

Why TLL

How TLL compares to typical operators

Most minpaku operators rely on a couple of OTAs and basic third-party pricing tools. TLL stands apart in two areas competitors rarely match: a proprietary AI platform that drives daily decisions, and our own brand Urban-stay capturing demand OTAs cannot reach.

CapabilityTLLP社C社
Operations Structure
Operations management fee (% of monthly revenue)15%15%20%
Property sourcing & sale support
In-house licensing & permitting support
Multilingual guest support
Channel Mix & Reach
Coverage of major short-stay OTAs
Own-brand direct booking site
Long-stay and monthly-stay channels alongside short-stay
Repeat guests and corporate accounts captured outside OTAs
AI-Enabled Operations
AI-driven dynamic pricing for RevPAR optimization
Daily competitor listing tracking
AI conversation & review analysis surfacing improvement areas
Continuous OCC + RevPAR analysis with revenue-upside reporting

* General observations of typical minpaku operators in the Tokyo market. Not a comparison against any specific named company.

How to Start

From inquiry to launch

First consultation is free. Even before you've identified a property, we're happy to discuss area selection and budget direction.

  1. 1

    Step 1

    Free consultation (60 min)

    Hearing on your investment goals, budget, and area. We outline how TLL can support.

  2. 2

    Step 2

    Property selection / Sourcing diagnosis

    Urbalytics revenue simulations, competitor analysis, and risk reports.

  3. 3

    Step 3

    Design & licensing plan

    Architect-led design proposals, scrivener-led licensing, total investment view.

  4. 4

    Step 4

    Contracts, construction, filings

    Contracting, renovation project management, parallel licensing filings. Typical: 3–5 months.

  5. 5

    Step 5

    Launch & continuous improvement

    Operations launch under Urban-stay (or owner-operated support). Monthly performance reports.

Pricing

Fee Structure

Operations management fee= Monthly revenue ×15%excl. tax

Operations management is 15% + tax of monthly revenue. Includes pricing strategy, OTA operations, cleaning coordination, guest support, and monthly reporting.

  • Pricing strategy & OTA management (Airbnb, Booking, Rakuten Travel, Jalan etc.)
  • Cleaning & linen coordination with quality control
  • Multilingual guest support and incident handling
  • Monthly performance reports (OCC / ADR / RevPAR / review analysis)

* Property brokerage (sourcing & sale), design & interior work, and licensing are quoted separately.

* Operational pass-through costs such as cleaning, amenities, and waste collection are billed at actual cost.

FAQ

Frequently Asked Questions

Q1. Can I consult with you before I've identified a property?

Yes — in fact, we strongly recommend it. We provide area-level demand & competitor analysis and pricing reasonableness checks via Urbalytics, and accompany you from the sourcing stage.

Q2. I want to operate it myself. Can you support me without taking over operations?

Absolutely. We offer plans where TLL handles licensing, design, and AI tooling while you operate. Operations playbook, OTA setup, and pricing strategy templates are included in our 'Owner-Operated Support Package.'

Q3. My property is in an area where minpaku is restricted by ordinance. Now what?

We work with our scrivener and legal teams to evaluate alternatives — pivot to a ryokan-gyo (simple lodging) license, monthly rentals, or standard residential rentals. Reach out and we'll discuss.

Q4. What's the pricing model?

We offer both phase-based fees (design, licensing, operations management) and packaged plans. We will tailor the proposal to your project size and the scope you'll handle internally. Details are shared in the first consultation.

Q5. I'm an overseas investor — can you help?

Yes. We support Japanese, English, and Chinese (Simplified & Traditional). Our network includes advisors for entity formation, trust schemes, and tax matters.

Make your minpaku business smarter.

Start with a free consultation. In 60 minutes we'll cover area selection, revenue simulations, and risk checks — giving you a concrete picture.

Contact Us

For inquiries and consultations, please contact us here