What areas in Kyoto do you service?

We service Kyoto City only. We do not work in Uji, Otsu, Osaka, Tokyo, or any other location. Our entire operations team is based in Kyoto City for fast on-site response.

I haven't bought a property yet. Can you help me evaluate Kyoto investment opportunities?

Yes. As a licensed real estate broker (License No. 15131), we provide pre-purchase consultation on B&B income potential, Minpaku eligibility, neighborhood analysis, and ROI estimates. We strongly recommend speaking with us before purchasing any Kyoto property intended for B&B use.

What makes you different from other Kyoto property management companies?

Five key differences: (1) Licensed real estate broker (No. 15131) covering full lifecycle from purchase to resale. (2) 100% client retention since launch in 2019. (3) Survived and grew through Japan's complete border closure 2020-2022. (4) 850+ guest reviews with 4.97/5 average across 20+ properties. (5) Trilingual team (English, Japanese, Chinese) with no brand lock-in — your property keeps its own identity.

How do you handle emergencies or urgent guest issues?

Our operations team is based in Kyoto City and handles issues directly, not through outsourced support. Most guest issues are resolved within hours. We provide multilingual support in English, Japanese, and Chinese to avoid communication delays.

Do you offer rental income guarantees?

No. We do not offer fixed-income promises or rental guarantees. Actual income depends on property fundamentals, location, season, and market conditions. We provide realistic income projections during consultation based on real performance data from our 20+ managed properties.

Start Your B&B From 0 to 1

B&B Operations Upgrade From 1 to 100

180-Day Minpaku (民泊) Operation Support

Interior Styling Upgrade

Business Strategy Consulting

Legal & Licensing Support

Full-Service Kyoto Airbnb & Minpaku Management

About us

Know more

Buying the house? That's us. Every day after? Still us. English, Japanese or Chinese. Whichever you speak, we speak.

Nearly 10 years of operational experience

5800+

Visitors from all over the world

Managing 20+ B&B Properties Across Kyoto

B&B Listings

A modern living space features a large glass window with a view of a small, lush courtyard garden, complete with a young tree and ambient lighting, complemented by minimalistic furnishings including a white chair and a sofa.

côté-temple

Year-round B&B

ゲストハウス京の町家三条

Year-round B&B

Licensed Kyoto vacation rental managed by The081

Haku House - Gosho-Nishi

180 Days B&B

MHK二条邸

Year-round B&B

Don’t run a B&B like a hotel.

Sameness is how a hotel reassures. Difference is why a B&B gets booked. The more your house is itself, the more it’s worth.

Don’t run a B&B like a hotel.

Sameness is how a hotel reassures. Difference is why a B&B gets booked. The more your house is itself, the more it’s worth.

Don’t run a B&B like a hotel.

Sameness is how a hotel reassures. Difference is why a B&B gets booked. The more your house is itself, the more it’s worth.

Features

What our Kyoto Airbnb & minpaku management covers

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 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 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 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

Buy the house. Get it licensed. Design it. Host it. Every step in Kyoto, one team. And you always know where things stand, and what they cost.

/ SERVICES

What

we offer?

What we offer?

View All Services

A construction worker, standing on a partially shaded path cluttered with building materials, installs new sheathing on the exterior of a beige and gray house.

Start Your B&B From 0 to 1

Kyoto B&B setup from site selection and licence to first booking, run by one team.

A traditional Japanese room features sliding shoji doors, a central ceramic vase with orange flowers, and a minimalist, serene atmosphere.

B&B Operations Upgrade From 1 to 100

Management takeover and optimization for an existing Kyoto minpaku.

Traditional Japanese entrance gate surrounded by lush pine trees, featuring a wooden lattice door and a stone pathway, with a rustic house partially visible in the background.

180-Day Minpaku (民泊) Operation Support

One of the few Kyoto teams registered to manage 180-day minpaku legally.

A minimalist home office setup featuring two modern beige chairs next to a wooden desk, with a sleek adjustable desk lamp and a light switch on a plain white wall in the background.

Interior Styling Upgrade

Practical interior upgrades for photos and real comfort, sourced and installed by one local team.

A city street scene shows a narrow alley between tall buildings, with sunlight casting shadows on the building facades and a partially visible sign displaying Japanese characters.

Business Strategy Consulting

Kyoto market data to help investors decide which ward, which property, and which route.

A group of people sit in a dimly lit traditional Japanese room, overlooking a serene garden with lush greenery and a gentle waterfall, creating a peaceful ambiance.

Legal & Licensing Support

End-to-end support with permits, compliance, and local regulations in Japan.

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.

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.

Strategic Setup & Styling

We design interiors to maximize occupancy and daily rates. From furnishing to photography, we create a high-performing space that attracts guests while ensuring durability and compliance.

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.

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.

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.

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.

Why choose us

Experience matters. Over 50% of our guest reviews praise our hosts, proving that dedicated operations make the stay. That is our daily commitment.

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.

780+

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!

View my Airbnb

"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

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

"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

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

"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

5 Star Rating

Ezann

October 2025

5 Star Rating

Insuk

October 2025

pricing

Switch anytime. To this day, no one has.

The Real Deal

Every line has a date. Every charge checks out.

25%

Each order

View my Airbnb

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

Every line has a date. Every charge checks out.

25%

Each order

View my Airbnb

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

News

Read All

Breaking Ground on a Year-Round B&B in Nakagyō, Kyoto

A new guesthouse held its jichinsai in Nakagyō Ward, a five-minute walk from the Kamo River. Why the project chose the Hotels and Inns Business Act over the 180-day minpaku law, and what it takes to get from drawings to groundbreaking in Kyoto.

6 Minutes

Jul 17, 2026

person typing on Apple Cordless Keyboard

Hiring in Kyoto: B&B and Bicycle Rental Operations

The081 is hiring an operations teammate in Kyoto. Start part-time, go full-time with work visa sponsorship, plus a ¥20,000/month housing allowance near Nijo Castle.

3 Minutes

Jun 10, 2026

vehicles between commercial buildings under cloudy sky during daytime

How Neighbor Relations Get Handled for a Kyoto B&B

How a Kyoto B&B handles neighbors: the pre-opening notification, the everyday complaints over noise and garbage, and the on-site response that keeps it all working.

6 Minutes

Jun 3, 2026

Breaking Ground on a Year-Round B&B in Nakagyō, Kyoto

6 Minutes

Jul 17, 2026

Hiring in Kyoto: B&B and Bicycle Rental Operations

The081 is hiring an operations teammate in Kyoto. Start part-time, go full-time with work visa sponsorship, plus a ¥20,000/month housing allowance near Nijo Castle.

3 Minutes

Jun 10, 2026

How Neighbor Relations Get Handled for a Kyoto B&B

How a Kyoto B&B handles neighbors: the pre-opening notification, the everyday complaints over noise and garbage, and the on-site response that keeps it all working.

6 Minutes

Jun 3, 2026

In Kyoto, the management percentage does not tell you what the month will cost

Management fees in Kyoto now run 20–30%, clustered around 25%. Why the headline percentage cannot tell you the monthly total, how to put three quotes on the same footing, and the arithmetic worked all the way through.

10 Minutes

Jun 2, 2026

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?

Our Brands

Stay, Explore, Live: Our Services for Kyoto Visitors and Property Owners

Get in touch

Cycle Kyoto, See More. Hop on a W2GO bike and discover authentic Kyoto! Premium bikes, insider routes, and friendly service - your journey begins here.

Planning

Our Brands

Stay, Explore, Live: Our Services for Kyoto Visitors and Property Owners

Get in touch

Cycle Kyoto, See More. Hop on a W2GO bike and discover authentic Kyoto! Premium bikes, insider routes, and friendly service - your journey begins here.

Planning

Our Brands

Stay, Explore, Live: Our Services for Kyoto Visitors and Property Owners

Get in touch

Cycle Kyoto, See More. Hop on a W2GO bike and discover authentic Kyoto! Premium bikes, insider routes, and friendly service - your journey begins here.

Planning

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.

Get in touch

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.

Get in touch

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.

Get in touch