Chief of Homes | Japan Property Management & Hospitality Operations
Own in Japan.
Rest assured.
日本の物件に、
確かな管理を。
Osaka-based full-service property management and hospitality operations tailored for overseas investors.
Seamless Turnkey Operations After Handover
Based in Osaka, Chief of Homes (COH) provides comprehensive post-handover property management, guest support, professional housekeeping, financial reporting, and daily operations for international owners.
As the hospitality and property management arm of the FMI Group, COH bridges real estate development by FMI JAPAN with long-term asset operation, backed by our in-house cleaning teams and the OKINI accommodation brand.
Local Osaka Presence
Our local bilingual operation team handles handovers, leasing, guest arrivals, maintenance, and owner support—eliminating cross-border communication barriers for overseas investors.
Strong Distribution Network (OKINI)
Through OKINI Home and OKINI Long Stay, we tap into tourism, student, business, and medium-to-long-term rental demand to maximize occupancy and exposure.
Dedicated Housekeeping (Pika Pika)
Partnered with Pika Pika, our dedicated cleaning and maintenance arm ensures consistent high-standard turnover, inspection, and property upkeep.
Transparent Owner Portal (OKINI Owner App)
Track monthly rental income, review detailed financial statements, and receive critical property updates anytime via our intuitive digital dashboard.
Flexible Living Solutions in Japan with OKINI
OKINI is a Japanese accommodation and rental service brand under COH, offering a diverse range of housing solutions including travel short-stays, mid-to-long-term monthly rentals, study abroad, business trips, and corporate housing.
Under the OKINI ecosystem, OKINI Home handles travel short-stays and short-term bookings, while OKINI Long Stay caters to monthly rentals, mid-to-long-term stays, corporate assignments, and student housing—supported by property matching, an integrated booking system, and local check-in assistance.
OKINI Home｜Travel & Short-Term Stays in Japan
Ideal for travelers, short-term business trips, family visits, and vacations. Offering flexible short-term bookings and local support for a seamless, home-like experience.
OKINI Long Stay｜Monthly & Mid-Term Rentals
Designed for corporate assignees, business travelers, and mid-to-long-term residents. Featuring multilingual support and hassle-free move-in without traditional renting complexities.
OKINI Corporate｜
Corporate Housing in Japan
Tailored for corporate relocations, overseas teams, and project stays. Supporting corporate contracting and unified billing with flexible terms and local support to lower management costs.
OKINI Student｜Student Accommodations
Dedicated to international students attending universities, language schools, or exchange programs. Providing guarantor-free options, transparent fees, and full check-in assistance.
Maximizing Yields: The "180 + 185" Hybrid Strategy
Optimizing Rental Revenue Across All Seasons
Under Japan’s Minpaku (Residential Accommodations) law, short-term vacation rentals are capped at 180 days per year. Leveraging FMI Group’s licensed real estate brokerage capacity (Takuchi Tatemono Torihikigyō), COH seamlessly transitions properties into monthly residential contracts (Monthly Mansions) during off-peak seasons—a capability traditional rental management agencies lack.
This 180 + 185 Hybrid Model captures premium rates during peak travel seasons while securing stable, mid-term occupancy (corporate stays, travel agencies, extended leases) during low seasons, maximizing your year-round rental yield.
180
Minpaku (Peak Season)
+
185
Monthly Mansion（Off-Peak）
180+185 Hybrid Model
Note: Operating models are subject to property specifications, licensing, building regulations, and local zoning laws.
Proven Operational Excellence & Guest Trust
Top industry ratings and stellar guest reviews are concrete proof of our ability to maintain, optimize, and generate sustainable revenue for your Japanese real estate assets.
Consistent quality and proactive management ensure our properties consistently outperform the market.
High guest satisfaction drives sustainable revenue and maintains asset value. COH’s managed properties consistently earn top-tier industry ratings:
- Booking.com Traveller Review Awards (2025 & 2026 Consecutive Winner)
- The Peak Kuromon: 9.8 /10
- The Peak Chiyozaki~Osaka Dome: 9.0 /10
- The Peak Namba Minami: 9.0 /10
- Trip.com Group | Rising Star Award 2025
- Airbnb Superhost | 4.8/5 Average Rating • 100% Response Rate
Booking.com｜Traveller Review Awards (2025 & 2026 Consecutive Winner)
The Peak Kuromon · 9.8/10
The Peak Chiyozaki~Osaka Dome · 9.0/10
The Peak Namba Minami · 9.0/10
Trip.com Group | Rising Star Award 2025
Airbnb｜Superhost
- 4.8/5 Average Rating
- 100% Response Rate
日本物業管理 · 住宿市場資訊
COH 將定期分享大阪租賃市場、日本物業管理、民泊營運、留學生住宿選擇、商務長住安排及日本租屋相關資訊，協助業主、住客及合作夥伴更了解日本住宿市場。
Frequently Asked Questions
Everything you need to know about our management, operational models, and accommodation solutions.
What is Chief of Homes (COH)?
Chief of Homes (COH) is an Osaka-based property management and hospitality operations firm. We specialize in post-handover property care, leasing, guest support, housekeeping, financial reporting, and hospitality management for international investors in Japan.
What is the relationship between COH and FMI JAPAN?
FMI JAPAN is the real estate development and client-facing arm of the FMI Group, focusing on Japanese property development and acquisition for global investors.
COH serves as the post-purchase operational arm. We seamlessly take over management upon property handover, ensuring your real estate investment transitions into a fully operational, revenue-generating asset.
What property management services does COH offer?
Depending on property location, licensing, and management packages, our full-service management includes:
Pre- & Post-Handover Inspections and condition reports
Interior Design, Furniture Procurement, & Setup
Professional Photography & Listing Optimization across global booking channels
Guest & Tenant Support: Check-in/out logistics, 24/7 inquiry handling, and concierge services
Financial Management: Monthly income/expense statements via the OKINI Owner App
Housekeeping & Upkeep: Professional turnovers and preventive maintenance coordinated with Pika Pika.
Regulatory & Licensing Compliance Support
What is OKINI, and what is the difference between OKINI Home and OKINI Long Stay?
OKINI is COH’s dedicated hospitality brand, connecting travelers, students, business professionals, and corporate clients with tailored accommodation solutions.
OKINI Home: Focuses on vacation rentals and short-term bookings for tourists and families.
OKINI Long Stay: Focuses on monthly and mid-to-long-term rentals (such as OKINI Student, OKINI Business, and OKINI Corporate), catering to expats, language students, and corporate relocations.
What role does Pika Pika play in property operations?
Pika Pika is COH’s dedicated housekeeping and maintenance partner in Japan. Pika Pika oversees professional cleaning, linen management, restock of guest amenities, and routine room inspections to ensure consistent high-standard turnovers and maintain asset value.
How does COH support overseas property owners who do not reside in Japan?
We act as your local, bilingual boots-on-the-ground in Japan. Our Osaka team manages all operational touchpoints—from guest communication and housekeeping to rent collection and facility maintenance.
Overseas owners can effortlessly track property performance, view monthly financial reports, and receive important updates anytime via the OKINI Owner App, eliminating cross-border management hassle. (Note: Tax filing and legal advisory can be referred to accredited local professionals upon request.)
How does the "180 + 185" Hybrid Operating Strategy work?
Under Japan’s Minpaku (Residential Accommodations) Law, short-term vacation rentals are restricted to 180 days per year.
Leveraging FMI Group’s licensed real estate brokerage capability (Takuchi Tatemono Torihikigyō), COH optimizes yields by operating short-term vacation rentals (180 days) during peak travel seasons, and converting the property into monthly residential contracts (185 days) during off-peak seasons. This hybrid model captures high seasonal rental rates while securing stable, long-term tenancy during low seasons.
Note: Feasibility depends on individual property zoning, building regulations, and local licensing.
Does COH only manage properties in Osaka?
While Osaka is our primary operational hub, COH’s OKINI accommodation network actively expands across major cities in Japan, including Kyoto and Tokyo. Operational scope for management services depends on property location and local team capacity.
How can I inquire about property management or accommodation solutions?
Whether you are a property owner, investor, corporate HR manager, student, or travel agency partner, you can get in touch via our website.
To help us assist you promptly, please provide:
For Property Management: Property location, layout, current status (handover date), and specific management needs.
For Accommodations: Target city, number of guests, travel/stay dates, and budget preference.
Our team will follow up with a customized management proposal or accommodation match.
Partner with Japan’s Trusted Management Experts
Whether you are a property owner, international investor, corporate HR manager, student, or travel agency, COH offers tailored property management and accommodation solutions across Japan.