Service / Asset Management & Operations
From reviewing vacancies and running costs to planning renovations or a sale, TLL coordinates daily management and specialist support around your goals as an owner.
TLL operating indicators (in-house data)
Reference dataAvg. occupancy
98.2%
+13pt vs market
Estimated vacant days
~27 days
Assumes a 4-year average tenancy
Annual income lift
+11.6%
avg. over 12 mo.
Occupancy and income improvement are in-house figures. Vacant days are estimated using a 4-year average tenancy, not a measured average from move-out to the next contract.
* The vs-market figure is the gap against the simple-average vacancy rate of Tokyo's 23 wards — 14.5% (~85.5% occupancy) — per the 2023 Housing & Land Survey (MIC), compiled by LIFULL HOME'S.
These figures are not updated in real time. Results vary by property and calculation assumptions.
Track Record
Alongside acquiring and reselling income properties, TLL owns and operates properties itself. We draw on that experience to address the impact of vacancies and repairs on cash flow, supporting improvements during ownership and preparations for a future sale.
Combined experience
40+ yrs
team total
Units managed
1,500+
cumulative
Owner retention
97%
annual renewal
* Cumulative results of properties we operate (in-house data).
3 Key Strengths
Better rental performance, informed asset decisions, and less management work—with one point of contact.
01 / PROPERTY PERFORMANCE
We review vacancies, rents, and running costs, then help put improvements into practice.
Revenue-improvement case studies
Fuchu — steel-frame (S-zō) apartment building
Before
Annual rent ¥11.57M
After
Annual rent ¥13.35M
New revenue streams, a rent review, and corporate (large-company) leasing raised annual rent in about 1.6 years.
Kokubunji Hikari-chō — steel-frame (S-zō) apartment building
Before
Annual rent ¥5.77M
After
Annual rent ¥8.94M
Major repairs and a rent review substantially raised annual rent.
* Actual cases from properties we operate. Results vary by property, area, and operating conditions.
02 / ASSET PLANNING
Using analysis from Urbalytics, we compare options against your goals.
03 / ONE-STOP
TLL coordinates property managers and specialists, following the approach you approve.
Asset management support
| Service area | Partners involved | What TLL provides |
|---|---|---|
Operations | Major PM/BM / Leasing lead | Leasing & tenant management, asking-rent optimization, P&L monitoring, issue handling |
Value enhancement | Licensed architect / Renovation contractor | Turnover, renovation & conversion, new revenue streams, rent-up measures |
Management & preservation | Tax accountant / Judicial scrivener / Administrative scrivener | Tax filing and incorporation support in coordination with tax accountants, succession/title/registration, permits, major-repair planning |
Property acquisition and sale are also available through related TLL services.
Why TLL
Other management companies also handle leasing and repair coordination. Alongside daily management, TLL supports revenue-improvement proposals and implementation, as well as decisions on holding or selling, through one point of contact.
| Item | TLL | Typical PM | Self-managed |
|---|---|---|---|
| Improve returns | |||
| Rent reviews and increase proposals | Owner arranges | ||
| New income opportunities (vending, signage, antennas, etc.) | Varies by provider / contract | Owner arranges | |
| Operating-cost reviews and reduction proposals | Varies by provider / contract | Owner arranges | |
| Local rent and yield comparisons | Varies by provider / contract | Owner arranges | |
| Support holding and sale decisions | |||
| Operations planned with future sale proceeds in mind | Varies by provider / contract | Owner arranges | |
| Sale-timing simulations | Varies by provider / contract | Owner arranges | |
| P&L and NOI dashboard access | Varies by provider / contract | Owner arranges | |
| Monthly / quarterly performance reports | Owner arranges | ||
| Reduce day-to-day management work | |||
| Management fee (% of monthly rent) | 3–5% | By contract | No management fee |
| Leasing and tenant sourcing | Owner arranges | ||
| Turnover and repair coordination | Owner arranges | ||
| Multilingual / overseas-owner support | Varies by provider / contract | Owner arranges | |
Services and fees vary by provider and contract. Self-managing owners can handle these tasks themselves or engage specialists individually. TLL revenue-improvement consulting and sale support are quoted separately according to scope. This is not an assessment of any specific company or a market-wide survey.
How to Start
The first consultation is free. We welcome inquiries on properties you already own, as well as ones you're considering acquiring.
Step 1
Free consultation (60 minutes)
We discuss your properties, goals, and concerns, then outline possible support and the documents needed for analysis.
Step 2
Review and proposal
We review the income records, contracts, and repair history you provide and propose improvements or an operating plan. We agree on scope and fees before proceeding.
Step 3
Management and regular review
TLL coordinates the handover with property managers and specialists as your point of contact. Once management begins, we report results and review actions as performance and property conditions change.
Pricing
The management fee is 3–5% of monthly rental income, excluding tax. This covers daily management, financial monitoring and reporting, and improvement suggestions arising from routine management. Revenue-improvement consulting requiring dedicated research or analysis, and sale support, are proposed separately with their scope and fees.
* Value-up construction, major repairs, permits, and tax filings are quoted separately.
* Fees vary by property scale, unit count, and scope. Details are provided at the first consultation.
FAQ
Yes. We review your existing management contract and the documents needed for a handover, then guide you through the transfer. We also review financial and management records before discussing the next steps.
Yes. We welcome inquiries for a single unit, a whole building, or multiple properties, with proposals based on scale and the support you need.
We review local market conditions and your contract, then discuss an approach that considers the tenant relationship. Whether an increase is possible, and on what terms, depends on the individual contract and negotiations.
Yes. We have experience supporting property owners based overseas, including local matters and coordination with property managers in Japan. We explain management updates in Japanese, English, or Chinese and connect you with relevant professionals for specialist matters such as tax.
Yes. We compare estimated sale prices and costs with income from continued ownership to consider a plan suited to your goals. If you decide to sell, we can support buyer sourcing and the sale process through our related services.
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