TLL合同会社
TLL合同会社

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Selling income property, rental management and minpaku operations in Tokyo, explained from TLL's own practice and data.

黒い木の机に開いた白紙のノート（イメージ）
Buying & Investing

Glossary of Real Estate Investment Terms｜Basic Terms on Yield, Rights, Transactions, Rentals, and Taxes Explained

A concise glossary for income property investors: learn yields and NOI, ownership and lease rights, sales procedures, rentals, management, and taxes.

Emi TokudomiAcquisition Staff
青空と入道雲の下に広がる東京の街並み（イメージ）
Buying & Investing

Buying Property in Japan as a Foreigner: Financing, Paperwork, Tax and Management

Guide for foreign buyers on Japanese investment property: residency and loan differences, purchase paperwork, taxes while holding, management and selling rules.

Emi TokudomiAcquisition Staff
上空から見た中低層の建物が密集する市街地（イメージ）
Buying & Investing

Thinking About Expanding Scale with Whole-Building Investment｜How to Increase Purchases, Interest Rate Hikes, and Risks of Excessive Borrowing

Guide to scaling rental portfolios with whole-building purchases: expansion cycle, lender criteria, and risks like over-borrowing and rate hikes.

Xiao LiAsset Management
青空の下に並ぶ都心のオフィスビル群（イメージ）
Buying & Investing

Basics of Real Estate Investment Loans｜Differences from Home Loans, Key Points for Screening, Types of Financial Institutions

Overview of investment vs home loans: what lenders check (property profitability, borrower income/assets), types of lenders, and interest/term considerations.

Emi TokudomiAcquisition Staff
線路沿いに低層住宅が並ぶ東京の住宅街（イメージ）
Buying & Investing

How to Choose Income Properties｜5 Checkpoints: Property Type, Location, Building, Rights, and Income/Expenses

Learn five checkpoints for choosing income properties: property type, location demand, building condition, legal rights, and realistic income/expense analysis.

Xiao LiAsset Management
机の上の電卓とグラフ付きの書類（イメージ）
Buying & Investing

How Much Are the Miscellaneous Costs When Purchasing Income Property? Breakdown, Calculation Methods, and an Example Estimate for a 100 Million Yen Apartment Building

Breakdown and calculation of misc costs when buying income property in Japan: brokerage, registration, loan fees, taxes, and a 100M¥ example.

Emi TokudomiAcquisition Staff
テーブルに置かれた鍵の束（イメージ）
Buying & Investing

Flow of Income Property Purchase｜7 Steps from Property Search to Settlement and Points to Check Before Contract

7-step guide to buying income properties: search, inspections, offer, loan pre-screening, contract precautions (including loan contingency) and settlement.

Xiao LiAsset Management
ノートパソコンと書類（イメージ）
Rental Management

When to Consider Incorporating Apartment Management? Comparison of Individual and Corporate Tax Rates, Three Methods, and Establishment Costs

Understand how incorporating an apartment affects taxes, three methods, LLC vs stock company costs, transfer taxes, key drawbacks, and when to consider it.

Xiao LiAsset Management
住宅の前に並ぶ自動販売機（イメージ）
Rental Management

How to Increase Ancillary Income from Apartments｜Income Sources Other Than Rent Such as Parking, Vending Machines, Storage Rooms, Base Stations

How apartment owners can raise net income and property value by adding ancillary revenue and cutting costs: parking, storage, vending, rooftop solar.

KuriharaPM Business
東京の市街地を見下ろした様子（イメージ）
Selling & Valuation

Relationship Between Income Property Prices and Bank Appraisals｜Calculation of Asset-Based and Income-Based Prices, and Conditions for Properties Likely to Receive Financing

Understand bank appraisals for income properties: asset vs income methods, loan-term limits by building age, and financing obstacles.

Chen TanFounder
電卓と資料（イメージ）
Selling & Valuation

How Much Is the Real Estate Sales Brokerage Fee? Calculation of the Maximum Limit, Quick Reference Chart, and Payment Timing

How to calculate the legal maximum real estate sales brokerage fee, quick fee chart, July 2024 low-price cap, payment timing, negotiation and sale options.

Eiichi SutoReal Estate Brokerage / Renovation
部屋の鍵を手渡す様子（イメージ）
Rental Management

What Is a Rent Guarantee Company? Mechanisms, Costs, Selection Tips, and Precautions for Owners Regarding Delinquency

Learn how rent guarantee companies work, fee structures, types, and how to choose one; plus owner precautions and steps to take when tenants fall behind.

Xiao LiAsset Management
日差しが入る空室の和室（イメージ）
Rental Management

Measures Against Apartment Vacancies｜How to Review Rent, Advertising, Broaden Tenant Conditions, and What to Check Before Lowering Rent

Stop apartment vacancies: identify rent, ads, or room issues; try AD, free rent, broader tenant criteria, market pricing, and assess value impact.

Xiao LiAsset Management
バルコニーが並ぶ集合住宅の外観（イメージ）
Selling & Valuation

Should You Sell an Entire Apartment Building via Direct Purchase or Brokerage? Calculating the Break-Even Point for Net Proceeds Using Yields from Three Tokyo Stations

Compare direct purchase and brokerage for selling an entire apartment building. Learn break-even net proceeds and Tokyo station yield-based price examples.

Chen TanFounder
細い路地に面した住宅（イメージ）
Selling & Valuation

Can Non-Rebuildable Properties, Leasehold Rights, and Inherited Old Apartments Be Sold? Methods and Pricing Considerations

Why non-rebuildable, leasehold, and inherited old apartments are hard to sell: practical sale methods, pricing considerations, and key documents to prepare.

Eiichi SutoReal Estate Brokerage / Renovation
駐車場のある集合住宅（イメージ）
Rental Management

Which Is Better: Self-Management or Entrusting to a Management Company? A Comparison of Costs, Effort, and Risks for Apartment Owners

Learn the costs, time commitment, and risks of self-managing apartments versus hiring a management company, when to switch, and key selection criteria.

KuriharaPM Business
契約書に署名する様子（イメージ）
Selling & Valuation

Process of Selling Income Properties (Entire Apartment Buildings and Mansions)｜5 Steps from Appraisal to Settlement and Related Costs and Taxes

Learn the five steps to selling apartment buildings and mansions: appraisal, brokerage choices, document checklist, settlement, and taxes & costs.

Eiichi SutoReal Estate Brokerage / Renovation
東京の住宅街の路地
Minpaku Operations

List of Minpaku and Ryokan Business Regulations in Tokyo's 23 Wards [2026 Edition] Comparing Front Desk, On-site Presence, Key Handover, and Supplementary Ordinances by Ward

Ward-by-ward 2026 summary of Tokyo minpaku and ryokan rules: front-desk, on-site presence, key handover, local ordinances, plus Aug 2026 market prices.

Takanobu EzakiAccommodation Business Manager
葛西臨海公園の観覧車と芝生
Minpaku Operations

Can You Operate Minpaku and Ryokan Businesses in Edogawa Ward? Ryokan Business with Key Box and Trends in Minpaku Ordinance Revisions

Edogawa Ward Minpaku & Ryokan rules: key-box check-in allowed, 10 min on-site response, notify neighbors, and a pending ordinance may limit Minpaku days.

Takanobu EzakiAccommodation Business Manager
蒲田八幡神社の鳥居
Minpaku Operations

Is Minpaku or Ryokan Operation Possible in Ota Ward? The Three Systems of Special Zone Minpaku, New Minpaku Law, and Simple Lodging, and the Application Process

Ota Ward guide to Special Zone Minpaku, New Minpaku Law, and ryokan/simple lodging: area bans, permit steps, on-call and neighbor-notification requirements.

Takanobu EzakiAccommodation Business Manager
都電荒川線の線路と沿線の街並み
Minpaku Operations

Can Minpaku and Ryokan Business Be Operated in Arakawa Ward? Resident Staff, Face-to-Face Key Handover, Pre-Installation of Signage, and Weekend-Only Minpaku

Arakawa Ward rules for minpaku and ryokan: front desk and resident staff required, face-to-face key handover, 30-day signage, and weekend-only operation.

Takanobu EzakiAccommodation Business Manager
渋谷駅前のスクランブル交差点
Minpaku Operations

Can You Operate Minpaku or Ryokan Businesses in Shibuya Ward? Overview of Smart Key Requirements, Briefings, and Water Facilities Standards

Shibuya Ward minpaku/ryokan rules: smart keys, 10-min response, mandatory neighbor briefing, bathroom/toilet standards, zoning limits and 180-day cap.

Takanobu EzakiAccommodation Business Manager
桜が咲く目黒川
Minpaku Operations

Is Minpaku or Ryokan Business Possible in Meguro Ward? External Facility Front Desk, Toilets on Each Floor, and Minpaku New Law Limited to Fridays and Saturdays

Meguro Ward minpaku and ryokan rules: external front desk allowed, 10-min response, toilets per floor, and minpaku limited to Fri-Sat with 15-day notice.

Takanobu EzakiAccommodation Business Manager
足立区の毛長川と住宅街
Minpaku Operations

Is Minpaku (Private Lodging) or Ryokan Business Possible in Adachi Ward? Ryokan Business with Key Box and 10-Minute Response, and Weekend-Only Minpaku

Adachi Ward (Jul 2026): no front desk, 10-min response, flyers and key boxes allowed. Minpaku in residential zones limited to weekends and holidays.

Takanobu EzakiAccommodation Business Manager
JR北赤羽駅の浮間口
Minpaku Operations

Is Minpaku and Ryokan Business Possible in Kita Ward? Minpaku New Law Without Additional Ordinances and Mandatory Smart Keys for Simple Lodgings

Overview of Kita Ward Minpaku and ryokan rules: 180-day cap, emergency response, neighbor notification, and required smart key installation.

Takanobu EzakiAccommodation Business Manager
池袋駅東口の西武百貨店
Minpaku Operations

Is Minpaku and Ryokan Business Possible in Toshima Ward? Planned Revision to 120 Days for Minpaku and Face-to-Face Key Handover for Simplified Lodging

Dec 16, 2026 Toshima will cap Minpaku at 120 days (retroactive) and require ryokan to hand keys in person and have onsite staff. Check costs and zoning.

Xingkai LuoNew Business
外階段のある木造アパートの外観
Selling & Valuation

How Is the Appraisal Value of an Entire Apartment Building Determined? The Income Capitalization Approach and Yield Trends in 7 Tokyo Stations

Explains how apartment building appraisals use income cap, net vs gross yields, and shows median gross yields for seven Tokyo stations (Sep 2026).

Chen TanFounder
住宅街から見た東京スカイツリー
Minpaku Operations

Can You Operate Minpaku and Ryokan Businesses in Sumida Ward? Resident Staff Rules and Operating Day Restrictions Starting April 2026

Sumida Ward Apr 1, 2026 minpaku & ryokan rules: resident-staff requirement; Fri–Sun operation for absentee hosts, exemptions. Confirm with ward.

YuenMinpaku Operations
柴又帝釈天参道の商店街
Minpaku Operations

Is Minpaku and Ryokan Operation Allowed in Katsushika Ward? Resident Duty and Patrol/Posting Requirements Starting April 2026

Katsushika Ward Apr 2026: new weekday resident-duty for Minpaku. Ryokan requires resident, patrol and in-person key handover. 20m notices, 15-day posting.

Xingkai LuoNew Business
東京駅丸の内駅舎
Minpaku Operations

Can You Operate Minpaku or Ryokan Businesses in Chiyoda Ward? Organizing Front Desk, Residency, and Additional Ordinances Based on Health Center Confirmation

Chiyoda Ward lodging rules: strict requirements such as front desk and resident staff; Minpaku faces zone and day limits. Check with the health center.

YuenMinpaku Operations
新宿駅周辺の街並み
Minpaku Operations

Is Minpaku (Private Lodging) or Ryokan Business Possible in Shinjuku Ward? 14-Day Sign Posting, Front Desk Dimensions, and Weekday Restrictions in Residential-Only Areas

Shinjuku minpaku and ryokan rules: 14-day A3 sign posting, on-call ~10-min response, front-desk dimensions, and Fri-Sun limits in residential areas.

YuenMinpaku Operations
東京タワーと港区の街並み
Minpaku Operations

Can Minpaku and Ryokan Operations Be Conducted in Minato Ward? Simple Lodging with Key Boxes and Prior Notice Starting 20 Days Before Application

Overview of Minato Ward ryokan and minpaku rules: key box handover, ~10-minute response requirement, and 20-day neighbor notice before applying.

Xingkai LuoNew Business
高円寺の夜の街並み
Minpaku Operations

Is Minpaku or Ryokan Business Allowed in Suginami Ward? Easy Lodging with Key Box and Host-Absence Day Restrictions

Suginami Ward Minpaku and ryokan rules: key box allowed, 10-min on-foot emergency response, and host-absent day restrictions in residential zones.

Xingkai LuoNew Business
浅草寺の宝蔵門
Minpaku Operations

Is Minpaku and Ryokan Operation Possible in Taito Ward? Organizing the Principles of On-site/Face-to-face Staffing and Operating Days When the Owner Is Absent

Understand Taito Ward minpaku and ryokan rules: on-site staffing or approved ID equipment, owner-absent day limits, neighbor notification, and cost impact.

YuenMinpaku Operations
中野サンモール商店街
Minpaku Operations

Is Minpaku and Ryokan Operation Possible in Nakano Ward? Upcoming 2027 On-Site Staffing Requirement and Weekday Restrictions in Residential Zones

Nakano Ward minpaku/ryokan overview: current key-box unmanned operation, April 2027 on-site staffing rule, and residential-zone Fri-Sun/holiday day limits.

YuenMinpaku Operations
江東区の臨海部を空から見た様子
Minpaku Operations

Is Minpaku and Ryokan Business Possible in Koto Ward? Summary of the Mandatory Residency from July 2026 and Weekend-only Minpaku Regulations

Koto Ward July 2026 rules: ryokan requires on-site resident staff; minpaku limited to weekends (~104 days). Signage & neighbor meetings, plus key handover.

Xingkai LuoNew Business
大泉町の氷川神社
Minpaku Operations

Can You Operate Minpaku and Ryokan Businesses in Nerima Ward? From Residency and Employee Rooms to Signposting and Application Within 30 Days

Nerima Ward ryokan & Minpaku rules: on-site staff and employee rooms, 30-day signposting before permit, 15-day neighbor notice, zone day limits.

Xingkai LuoNew Business
東急池上線 戸越銀座駅
Minpaku Operations

Is It Possible to Operate Minpaku and Ryokan Businesses in Shinagawa Ward? Minpaku New Law Days and Requirements for Simplified Inns Divided by Zoning

Shinagawa minpaku and ryokan rules: which zones allow 180 vs ~104 days, ryokan basics (no front desk, 10‑min arrival, key box) and condo precautions.

YuenMinpaku Operations
旧中山道 板橋宿の「板橋」
Minpaku Operations

Is Minpaku or Ryokan Operation Possible in Itabashi Ward? Key Operation Without Key Boxes and Required Documents for Prior Consultation

Guide to Itabashi Ward minpaku and ryokan rules: on-call 10-min rule, no key boxes, neighbor notifications, required documents, smart-lock tips.

Xingkai LuoNew Business
根津神社の社殿
Minpaku Operations

Is Minpaku and Ryokan Business Possible in Bunkyo Ward? 10-Minute On-Site Response and Weekday Restrictions in Educational Districts

Bunkyo Ward Minpaku & ryokan rules: 10-minute on-site response, Fri-Sun limits in residential/educational zones, 15-20 day neighbor/signage notice.

YuenMinpaku Operations
日本橋と首都高速道路
Minpaku Operations

Is Minpaku or Ryokan Business Possible in Chuo Ward? Front Desk Flow Design and Weekend-Only Minpaku Rules Explained

Chuo Ward minpaku & ryokan rules: front desk placement, guest flow, required staff and toilet counts, weekend-only minpaku limits and property checks.

YuenMinpaku Operations
下北沢の商店街
Minpaku Operations

Is Minpaku / Ryokan Business Possible in Setagaya Ward? Weekend and Holiday Operations in Residential Zones and Simplified Inn Neighbor Relations Explained

Setagaya Minpaku and ryokan rules: residential-only zones allow Minpaku on weekends/holidays; ryokan location bans; neighbor notices and filing tips.

Xingkai LuoNew Business
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