Masakubo Real Estate — ¥23.6M annual across 7 properties
Full management of 7 units in the Ikebukuro area. 2024 Airbnb Superhost. Occupancy 18% above neighborhood comps. 1,242 nights booked, average 4-night stay.
For foreign & overseas property owners
Airbnb Property Management in Tokyo, in English
BB Limited Company (株式会社BB) is a licensed Airbnb and vacation-rental management company in Tokyo, registered with Japan’s Ministry of Land, Infrastructure, Transport and Tourism (国土交通大臣（０２）第F-00388号). We run the entire operation for foreign and overseas owners — licensing, listing setup, dynamic pricing, 24/7 guest communication, cleaning, and monthly English reports — for a transparent 15–28% of revenue.
★4.73
1,286 Airbnb reviews
Superhost
current status, 8 years on this account
2015
operating in Tokyo since
EN · JA · VI
native-language team
If you live abroad, a licensed manager isn’t optional — it’s the law
Japan’s Private Lodging Business Act (住宅宿泊事業法) requires owners who don’t live in the property to entrust its operation to a government-registered residential lodging management business — a 住宅宿泊管理業者. That registration is exactly what BB holds, and has held since the law came into force in June 2018. It is also the first thing to check before signing with any Tokyo management company. See our registration details · Read our guide on choosing a minpaku management company
What full management includes
Licensing & registration
Application paperwork under 民泊新法, 旅館業法, or 特区民泊 — we advise which regime fits, then file it.
Listing setup
Listing creation across Airbnb and other OTAs, managed through a single channel manager.
Dynamic pricing
Rates tuned to season, events, and neighborhood comps — battle-tested on our own portfolio.
24/7 guest support
Round-the-clock, multilingual guest communication, from booking questions to mid-stay issues.
Cleaning & turnover
Checkout cleaning and linen turnover by the team that also serves our own Superhost listings.
Legal compliance
Guest registry (宿泊者名簿) with lawful ID checks, plus the bi-monthly 事業実績報告 filings to MLIT.
Neighbor relations
Complaint handling and neighborhood care — the thing that keeps a minpaku alive long-term.
Owner reporting
Monthly revenue and occupancy reports, in English, so you always know how your property performs.
Transparent pricing: 15–28% of revenue
Standard
15% of revenue
Partial management. Listing creation, guest comms, cleaning coordination. For owners who still want hands on the wheel.
Most popular
Professional
22% of revenue
Full management. Dynamic pricing, 24/7 multilingual support, multi-OTA channel manager, monthly reports. Our most popular plan.
Executive
28% of revenue
Premium full-service. Product design, professional photography, neighbor relations, annual strategy planning.
Results from the portfolio we manage
Kimiko Jujo House — premium whole-house rental
72 sqm, 3LDK, sleeps 8 in Kita-ku Jujo. Ukiyo-e murals, projector, 2 minutes from Jujo Ginza shotengai. Launched Dec 2025, NYE bookings at ¥49,800/night.
132 sqm Spacious House (Sumida-ku)
Detached house near Tokyo Skytree. ADR ¥43,000, ¥1.8M per quarter. Long-stay discounts maximize occupancy; targeted at family and group bookings.
Licensing & compliance
国土交通大臣（０２）第F-00388号
Registered residential lodging management business under the Private Lodging Business Act, first registered June 15, 2018. Covered by dedicated minpaku-manager liability insurance.
See licensing & compliance details →Frequently asked questions
›Can I run an Airbnb in Tokyo while living overseas?
Yes — but not alone. Under Japan’s Private Lodging Business Act, an owner who does not live in the property must entrust its operation to a residential lodging management business registered with MLIT. BB holds that registration (国土交通大臣（０２）第F-00388号) and specializes in exactly this: owners who are abroad most or all of the year.
›How much does Airbnb property management cost in Tokyo?
At BB, management fees are 15–28% of revenue depending on scope: 15% for partial management, 22% for full management (our most popular plan — dynamic pricing, 24/7 multilingual guest support, multi-OTA channel management, monthly reports), and 28% for premium full-service including product design and professional photography.
›What is the 180-night rule?
A minpaku registered under the Private Lodging Business Act may host guests for a maximum of 180 nights per year, and some Tokyo wards add stricter local rules on top. BB has hands-on filing experience under all three regimes — 民泊新法 (minpaku), 旅館業法 (hotel/ryokan licensing, no night cap), and 特区民泊 (special-zone minpaku) — and advises which one fits your property before you commit.
›Do I need to speak Japanese to own a vacation rental in Japan?
No. Our team operates natively in English, Japanese, and Vietnamese. Guest communication, neighbor relations, and ward-office paperwork happen in Japanese; everything owner-facing happens in your language.
›Which areas of Tokyo do you cover?
We manage properties across Tokyo. The current portfolio includes Kita-ku (Jujo), the Ikebukuro area in Toshima-ku — where our Sugamo head office is — and Sumida-ku near Tokyo Skytree.
›Is BB licensed and insured?
Yes. BB is registered with the Minister of Land, Infrastructure, Transport and Tourism as a residential lodging management business (国土交通大臣（０２）第F-00388号, first registered June 15, 2018) and carries dedicated minpaku-manager liability insurance.
More questions answered on our full FAQ page.
Talk to us about your property
Tell us where the property is and how you’d like to use it — we’ll tell you honestly what it can do under Tokyo’s rules. English, Japanese, or Vietnamese.
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