We help investors run fully legal B&Bs in Kyoto with clear returns and trustworthy local support every step of the way. You can reach out to us in English, Japanese or Chinese.
We help investors run fully legal B&Bs in Kyoto with clear returns and trustworthy local support every step of the way. You can reach out to us in English, Japanese or Chinese.
Nearly 10 years of operational experience
Visitors from all over the world
Managing 20+ B&B Properties Across Kyoto
Hotels and B&Bs are two different businesses
Sometimes, consistency can be a trap. When everything looks the same, people stop looking. Aesthetic fatigue is real. Good taste evolves.
Hotels and B&Bs are two different businesses
Sometimes, consistency can be a trap. When everything looks the same, people stop looking. Aesthetic fatigue is real. Good taste evolves.
Hotels and B&Bs are two different businesses
Sometimes, consistency can be a trap. When everything looks the same, people stop looking. Aesthetic fatigue is real. Good taste evolves.
Features
Features
Features
Your Brand, Always Free.
Some companies require you to decorate in their style and use their branding. We don't.
Your Brand, Always Free.
Some companies require you to decorate in their style and use their branding. We don't.
Your Brand, Always Free.
Some companies require you to decorate in their style and use their branding. We don't.
Your Income, On Time
We handle rental income on your behalf and provide a clear monthly statement. Your earnings are transferred after service fees are settled — timely, transparent, and hassle-free.
Your Income, On Time
We handle rental income on your behalf and provide a clear monthly statement. Your earnings are transferred after service fees are settled — timely, transparent, and hassle-free.
Your Income, On Time
We handle rental income on your behalf and provide a clear monthly statement. Your earnings are transferred after service fees are settled — timely, transparent, and hassle-free.
Your Property, Fully Managed.
Some platforms leave cleaning and maintenance to you. We handle everything, with a full-service operation on the ground in Kyoto.
Your Property, Fully Managed.
Some platforms leave cleaning and maintenance to you. We handle everything, with a full-service operation on the ground in Kyoto.
Your Property, Fully Managed.
Some platforms leave cleaning and maintenance to you. We handle everything, with a full-service operation on the ground in Kyoto.
Your Guests, Understood.
Most operators communicate only in Japanese. We support your guests in English, Japanese and Chinese — no misunderstandings.
Your Guests, Understood.
Most operators communicate only in Japanese. We support your guests in English, Japanese and Chinese — no misunderstandings.
Your Guests, Understood.
Most operators communicate only in Japanese. We support your guests in English, Japanese and Chinese — no misunderstandings.
Your Listing, Legally Covered.
Many hosts worry about Minpaku rules. We help ensure your property stays compliant with Japanese laws and licensing.
Your Listing, Legally Covered.
Many hosts worry about Minpaku rules. We help ensure your property stays compliant with Japanese laws and licensing.
Your Listing, Legally Covered.
Many hosts worry about Minpaku rules. We help ensure your property stays compliant with Japanese laws and licensing.
Your Pricing, Always Optimized.
Some companies use fixed pricing. We use dynamic pricing tools and market data to help you earn more.
Your Pricing, Always Optimized.
Some companies use fixed pricing. We use dynamic pricing tools and market data to help you earn more.
Your Pricing, Always Optimized.
Some companies use fixed pricing. We use dynamic pricing tools and market data to help you earn more.
Your Problems, Solved Locally.
Outsourced support means delays. Our team is based in Kyoto and handles issues immediately, without passing the buck.
Your Problems, Solved Locally.
Outsourced support means delays. Our team is based in Kyoto and handles issues immediately, without passing the buck.
Your Problems, Solved Locally.
Outsourced support means delays. Our team is based in Kyoto and handles issues immediately, without passing the buck.
our services
our services
our services
Support for every stage of your B&B journey We help you build, improve and grow your Kyoto property. From legal setup and business planning to operations, design and guest experience, our local team offers hands-on guidance with clarity and care.
/ SERVICES
What
we offer?
What we offer?
What
we offer?
Our Process
Our Process
Our Process
Our process helps property owners launch, operate, and grow licensed B&Bs in Kyoto. From legal permits to daily operations, we build a setup that delivers long-term results with minimal hassle.
01
Property & Goals Review
We start by understanding your property, local regulations, and your goals as an owner. This gives us the right base for a realistic and profitable B&B setup.
01
Property & Goals Review
We start by understanding your property, local regulations, and your goals as an owner. This gives us the right base for a realistic and profitable B&B setup.
01
Property & Goals Review
We start by understanding your property, local regulations, and your goals as an owner. This gives us the right base for a realistic and profitable B&B setup.
02
Design Concepts
Our team explores creative directions, developing design ideas that align perfectly with your brand’s identity and aspirations.
02
Design Concepts
Our team explores creative directions, developing design ideas that align perfectly with your brand’s identity and aspirations.
02
Legal Setup & Preparation
We manage the Minpaku permit process, help furnish and style your home, and get your listing ready on Airbnb and other platforms. Everything is built for comfort and compliance.
03
Smooth Daily Operations
We put systems in place for smart check-ins, clean turnovers, dynamic pricing, and guest messaging. Your property runs efficiently with less effort.
03
Smooth Daily Operations
We put systems in place for smart check-ins, clean turnovers, dynamic pricing, and guest messaging. Your property runs efficiently with less effort.
03
Simplify the Day-to-Day
We put systems in place for smart check-ins, clean turnovers, dynamic pricing, and guest messaging. Your property runs efficiently with less effort.
04
Ongoing Support & Optimization
After launch, we track performance, grow your reviews, and refine the setup to boost bookings and long-term returns. Your property evolves over time, and as your operator, we grow with it.
04
Ongoing Support & Optimization
After launch, we track performance, grow your reviews, and refine the setup to boost bookings and long-term returns. Your property evolves over time, and as your operator, we grow with it.
04
Ongoing Support & Optimization
After launch, we track performance, grow your reviews, and refine the setup to boost bookings and long-term returns. Your property evolves over time, and as your operator, we grow with it.
It’s not just the house — it’s who’s running it. More than half of guest reviews mention the host directly. Great operations and guest care are what turn a nice stay into a memorable one. We help make that happen, every day.
Growth
Leads
Conversions
Better Numbers, Backed by Airbnb
We track how each listing performs — and our properties routinely rank above average in views, saves, occupancy, and booking lead time. It’s not luck, it’s daily work that pays off.
We Don’t Just Talk Quality. 856 Guests Rated Us 4.97+
Our
guest speaks
Our guest speaks
Our
guest speaks
With over 55% of the total reviews mentioning the hosts themselves, good hosts are an important part of the B&B business!
With over 55% of the total reviews mentioning the hosts themselves, good hosts are an important part of the B&B business!
With over 55% of the total reviews mentioning the hosts themselves, good hosts are an important part of the B&B business!
"Amazing stay in Kyoto. The place was stunning, decorated in a traditional Japanese style but with very modern amenities (excellent shower, AC in both rooms, well-equipped kitchenette and washing machine). It was spacious, functional and relaxing. The surrounding area is not particularly beautiful but the proximity of Kyoto Station is very handy for moving around locally and for daytrips to places like Himeji, Osaka, Arashiyama and Nara. The host was very responsive and helpful. We definitely recommend!"
5 Star Rating
Piotr
October 2025
"Amazing stay in Kyoto. The place was stunning, decorated in a traditional Japanese style but with very modern amenities (excellent shower, AC in both rooms, well-equipped kitchenette and washing machine). It was spacious, functional and relaxing. The surrounding area is not particularly beautiful but the proximity of Kyoto Station is very handy for moving around locally and for daytrips to places like Himeji, Osaka, Arashiyama and Nara. The host was very responsive and helpful. We definitely recommend!"
5 Star Rating
Piotr
October 2025
"Nous avons passé un très bon séjour. Icy a été adorable et pleine de gentilles attentions Je recommande."
5 Star Rating
Lauranne
October 2025
"Nous avons passé un très bon séjour. Icy a été adorable et pleine de gentilles attentions Je recommande."
5 Star Rating
Lauranne
October 2025
"Amazing stay in Kyoto. The place was stunning, decorated in a traditional Japanese style but with very modern amenities (excellent shower, AC in both rooms, well-equipped kitchenette and washing machine). It was spacious, functional and relaxing. The surrounding area is not particularly beautiful but the proximity of Kyoto Station is very handy for moving around locally and for daytrips to places like Himeji, Osaka, Arashiyama and Nara. The host was very responsive and helpful. We definitely recommend!"
5 Star Rating
Piotr
October 2025
"Nous avons passé un très bon séjour. Icy a été adorable et pleine de gentilles attentions Je recommande."
5 Star Rating
Lauranne
October 2025
"Host was great and flexible about leaving storing luggage before and after checkout. The house was super clean and maintained well. Would stay again."
5 Star Rating
David Carter
October 2025
"Host was great and flexible about leaving storing luggage before and after checkout. The house was super clean and maintained well. Would stay again."
5 Star Rating
David Carter
October 2025
"房子很新，设施齐全，洗发水、洗衣液、洗衣机等的配置也很高级。房东十分认真和热情，一些小问题及时响应并处理妥当，还特别热心地帮我们预订了东京的理发店，可谓是将服务范围从京都延伸到了东京。 体验感太好了，给京都之行加分，以至于孩子们刚从京都落地东京，就已开始想念在京都的美好！感谢房东！"
5 Star Rating
Alex
September 2025
"房子很新，设施齐全，洗发水、洗衣液、洗衣机等的配置也很高级。房东十分认真和热情，一些小问题及时响应并处理妥当，还特别热心地帮我们预订了东京的理发店，可谓是将服务范围从京都延伸到了东京。 体验感太好了，给京都之行加分，以至于孩子们刚从京都落地东京，就已开始想念在京都的美好！感谢房东！"
5 Star Rating
Alex
September 2025
"Host was great and flexible about leaving storing luggage before and after checkout. The house was super clean and maintained well. Would stay again."
5 Star Rating
David Carter
October 2025
"房子很新，设施齐全，洗发水、洗衣液、洗衣机等的配置也很高级。房东十分认真和热情，一些小问题及时响应并处理妥当，还特别热心地帮我们预订了东京的理发店，可谓是将服务范围从京都延伸到了东京。 体验感太好了，给京都之行加分，以至于孩子们刚从京都落地东京，就已开始想念在京都的美好！感谢房东！"
5 Star Rating
Alex
September 2025
"Booked Icy’s place for my family of 6 adults + 2yo. It was spacious and clean! Even the toilet was spacious and comfortable to use. Icy has been very helpful and responsive with my endless qns 😬 My family and I are really satisfied with our stay! Awesome listing and clean space :)"
5 Star Rating
Ezann
October 2025
"Booked Icy’s place for my family of 6 adults + 2yo. It was spacious and clean! Even the toilet was spacious and comfortable to use. Icy has been very helpful and responsive with my endless qns 😬 My family and I are really satisfied with our stay! Awesome listing and clean space :)"
5 Star Rating
Ezann
October 2025
"숙소주변 교통이 편리하고 체크인 과정도 쉽습니다. 숙소는 매우 넓고 쾌적하고 모든 것이 구비되어 있습니다. 침구도 매우 편안합니다. 숙소는 복층으로 되어있고 계단은 약간 가파릅니다. 1층과 2층에 각각 화장실이 있어서 편리했습니다. 큰 식탁과 예쁜 그릇들이 있어서 식사시간이 즐거웠습니다. 다이슨 에어랩을 사용할 수 있어서 즐거운 경험이었습니다. 다음에도 교토에 온다면 이곳을 이용하겠습니다."
5 Star Rating
Insuk
October 2025
"숙소주변 교통이 편리하고 체크인 과정도 쉽습니다. 숙소는 매우 넓고 쾌적하고 모든 것이 구비되어 있습니다. 침구도 매우 편안합니다. 숙소는 복층으로 되어있고 계단은 약간 가파릅니다. 1층과 2층에 각각 화장실이 있어서 편리했습니다. 큰 식탁과 예쁜 그릇들이 있어서 식사시간이 즐거웠습니다. 다이슨 에어랩을 사용할 수 있어서 즐거운 경험이었습니다. 다음에도 교토에 온다면 이곳을 이용하겠습니다."
5 Star Rating
Insuk
October 2025
"Booked Icy’s place for my family of 6 adults + 2yo. It was spacious and clean! Even the toilet was spacious and comfortable to use. Icy has been very helpful and responsive with my endless qns 😬 My family and I are really satisfied with our stay! Awesome listing and clean space :)"
5 Star Rating
Ezann
October 2025
"숙소주변 교통이 편리하고 체크인 과정도 쉽습니다. 숙소는 매우 넓고 쾌적하고 모든 것이 구비되어 있습니다. 침구도 매우 편안합니다. 숙소는 복층으로 되어있고 계단은 약간 가파릅니다. 1층과 2층에 각각 화장실이 있어서 편리했습니다. 큰 식탁과 예쁜 그릇들이 있어서 식사시간이 즐거웠습니다. 다이슨 에어랩을 사용할 수 있어서 즐거운 경험이었습니다. 다음에도 교토에 온다면 이곳을 이용하겠습니다."
5 Star Rating
Insuk
October 2025
pricing
pricing
pricing
Why are we a bit pricier? Our rock-solid track record speaks for itself - zero client departures since day one.
The Real Deal
Premium Service, Premium Results.
22%
Each order
Full Guest Management Included
Pro Cleaning & Maintenance Coordination
Smart Pricing to Maximize Income
Guest Screening for Safer Bookings
Local Kyoto-Based Support Team
Performance Reports Every Month
You Invest — We Operate
Full Transparency No Hidden Work
The Real Deal
Premium Service, Premium Results.
22%
Each order
Full Guest Management Included
Pro Cleaning & Maintenance Coordination
Smart Pricing to Maximize Income
Guest Screening for Safer Bookings
Local Kyoto-Based Support Team
Performance Reports Every Month
You Invest — We Operate
Full Transparency No Hidden Work
The Real Deal
Premium Service, Premium Results.
22%
Each order
Full Guest Management Included
Pro Cleaning & Maintenance Coordination
Smart Pricing to Maximize Income
Guest Screening for Safer Bookings
Local Kyoto-Based Support Team
Performance Reports Every Month
You Invest — We Operate
Full Transparency No Hidden Work
Real estate isn’t always the most flexible investment. It comes with taxes, maintenance, and time. You can’t sell it with a click, and managing it isn’t always passive. As Warren Buffett said, “Rule No.1: Never lose money. Rule No.2: Never forget rule No.1.” If your property feels more like a job than an asset, we’re here to help. Get in touch. Sometimes, the best move starts with a simple conversation.
Icy
CEO at The081.com
Real estate isn’t always the most flexible investment. It comes with taxes, maintenance, and time. You can’t sell it with a click, and managing it isn’t always passive. As Warren Buffett said, “Rule No.1: Never lose money. Rule No.2: Never forget rule No.1.” If your property feels more like a job than an asset, we’re here to help. Get in touch. Sometimes, the best move starts with a simple conversation.
Icy
CEO at The081.com
Real estate isn’t always the most flexible investment. It comes with taxes, maintenance, and time. You can’t sell it with a click, and managing it isn’t always passive. As Warren Buffett said, “Rule No.1: Never lose money. Rule No.2: Never forget rule No.1.” If your property feels more like a job than an asset, we’re here to help. Get in touch. Sometimes, the best move starts with a simple conversation.
Icy
CEO at The081.com
FAQ
What is your commission rate?
How do you ensure my property stays in good condition?
How many nights can I expect my property to be booked?
How do you handle emergencies or urgent issues?
What makes you different from other property management companies?
How often will I receive reports and payments?
What initial preparation does my property need?
Are taxes included in your prices?
How long does it take from zero to launch?
I’m currently managing my own B&B but want to hand it over to professionals. Can you help improve it?
Can you handle neighbor complaints or disputes?
What happens if a guest damages the property?
What areas do you service?
I haven’t bought a property yet, but I’d like advice on investment potential. Can you give me an income estimate?
Can I start a B&B with a rental property?
FAQ
What is your commission rate?
How do you ensure my property stays in good condition?
How many nights can I expect my property to be booked?
How do you handle emergencies or urgent issues?
What makes you different from other property management companies?
How often will I receive reports and payments?
What initial preparation does my property need?
Are taxes included in your prices?
How long does it take from zero to launch?
I’m currently managing my own B&B but want to hand it over to professionals. Can you help improve it?
Can you handle neighbor complaints or disputes?
What happens if a guest damages the property?
What areas do you service?
I haven’t bought a property yet, but I’d like advice on investment potential. Can you give me an income estimate?
Can I start a B&B with a rental property?
FAQ
What is your commission rate?
How do you ensure my property stays in good condition?
How many nights can I expect my property to be booked?
How do you handle emergencies or urgent issues?
What makes you different from other property management companies?
How often will I receive reports and payments?
What initial preparation does my property need?
Are taxes included in your prices?
How long does it take from zero to launch?
I’m currently managing my own B&B but want to hand it over to professionals. Can you help improve it?
Can you handle neighbor complaints or disputes?
What happens if a guest damages the property?
What areas do you service?
I haven’t bought a property yet, but I’d like advice on investment potential. Can you give me an income estimate?
Can I start a B&B with a rental property?
Let's Connect
We usually reply within a few hours. Most projects can start within 24 hours of your message.
Talk to a real local operator not a chatbot.
Let's Connect
We usually reply within a few hours. Most projects can start within 24 hours of your message.
Talk to a real local operator not a chatbot.
Let's Connect
We usually reply within a few hours. Most projects can start within 24 hours of your message.
Talk to a real local operator not a chatbot.