Chief of Homes | Japan Property Management & Leasing Operations
Peace of Mind for Overseas Owners.
引き渡し後の運営まで、
任せられる管理を。
Osaka-based full-service property management, tenant leasing, housekeeping, maintenance, financial reporting, and local support tailored for international investors.
Japan Property Management for Overseas Owners
Buying a property in Japan is only the beginning. Long-term value depends on how well it is managed after handover.
Managing a property from overseas involves far more than collecting rental income.
Owners may need to coordinate property handover, furnishing, rental preparation, guest or tenant enquiries, cleaning, maintenance, inspections and ongoing communication with local service providers. Without a trusted team in Japan, these day-to-day responsibilities can quickly become difficult to manage.
COH provides integrated property management services through our Osaka-based operations team, allowing overseas owners to manage their Japanese property through a single point of contact.
Whether your property is intended for short-term accommodation, monthly stays or long-term leasing, COH provides practical local support throughout every stage of its operation.
Who Is COH Property Management For?
COH is designed for overseas property owners who require local operational support after purchasing a property in Japan.
Whether you have recently completed a new property, are preparing a unit for rental, or already own an investment property that requires professional management, our team provides practical support throughout the property’s operational lifecycle.
Our services are suitable for owners seeking assistance with:
- Property handover and preparation
- Rental and accommodation operations
- Guest or tenant support
- Cleaning and maintenance
- Property inspections
- Owner reporting
- Local operational coordination
Depending on the property’s location, intended use, licensing conditions and rental objectives, COH can also assist in evaluating suitable operating models, including short-term accommodation, monthly stays and long-term leasing.
How Is COH Different from a Conventional Rental Management Company?
Traditional rental management often focuses on tenant placement and rent collection.
COH provides broader operational support that extends beyond leasing administration. Our Osaka-based team coordinates property preparation, accommodation operations, guest services, cleaning, maintenance, inspections and owner communication as part of an integrated management process.
As part of the FMI operational ecosystem, COH also works closely with specialised service platforms and operational partners, including OKINI and Pika Pika, enabling owners to access coordinated accommodation operations, cleaning support and related local services through a single management team.
Where services require specific professional licences or statutory qualifications, they are carried out by the relevant qualified parties in accordance with Japanese regulations.
OKINI – Accommodation Demand
Through OKINI Home, OKINI Long Stay and related accommodation programmes, managed properties can reach demand from short-stay travellers, monthly renters, students, business travellers, families and corporate clients.
Pika Pika – Cleaning & On-Site Support
Supports cleaning, room preparation, linen management, amenity replenishment and pre-arrival quality checks for managed accommodation properties.
FMI OSAKA – Local Leasing and Professional Resources
Where regulated services such as real estate brokerage are involved, FMI OSAKA handles the relevant work on a case-by-case basis in accordance with Japanese law. Tax, legal, insurance and other professional matters may be referred to qualified specialists where required.
The COH Property Management Process
Managing a property successfully requires more than responding to issues as they arise. COH follows a structured operational process that supports the property from handover through day-to-day management.
Property Handover Inspection
We inspect the property upon completion to identify any defects, outstanding items or areas requiring attention before operations begin.
Rental Preparation
We coordinate furniture installation, equipment setup, interior preparation and operational planning based on the property’s intended use.
Property Listing & Marketing
Professional photography, listing preparation and rental marketing are arranged to help position the property for its target audience.
Guest & Tenant Coordination
Our team manages enquiries, reservations, guest communication and tenancy arrangements according to the selected operating model.
Check-in & Operational Support
We coordinate guest arrivals, check-in procedures, operational enquiries and check-out arrangements to ensure a smooth experience throughout each stay.
Cleaning & Maintenance
Routine cleaning, room preparation, inspections and maintenance are coordinated by our local operations team to keep the property in good condition.
Owner Reporting
Owners receive regular updates covering rental performance, operational matters, maintenance activities and items requiring attention.
Rental Preparation Before Your Property Goes Live
Before a property is ready to welcome its first guest or tenant, careful planning and preparation are essential.
COH assists owners in preparing their property for operation based on its location, layout, target market and intended rental model. Rather than applying a standard furnishing approach, we consider the practical requirements of different occupant groups, including travellers, students, business professionals and longer-term residents.
Our rental preparation services may include:
Property handover inspection
Interior photography
Furniture and appliance setup
Pre-opening cleaning
Listing preparation
Rental marketing support
Once the property is ready, COH coordinates the next stage of operations according to the selected rental strategy.
Connecting Your Property with the Right Rental Demand
Every property is different, and there is no single operating model that suits every investment.
Depending on the property’s location, licensing status, layout, target market and operational objectives, COH helps owners identify the most appropriate rental strategy. Some properties are better suited for short-term accommodation, while others may perform more effectively as monthly stays or longer-term rentals.
Rather than applying a fixed approach, our team evaluates each property individually to support sustainable occupancy and operational efficiency.
OKINI Home
For tourism and short-stay demand, supported by the relevant booking and check-in processes.
OKINI Long Stay
For monthly and medium- to long-term stays, connecting properties with students, business travellers, families and corporate clients.
Major Accommodation Platforms
Depending on the property and its operating model, COH may assess listing suitability for Booking.com, Airbnb, Trip.com and other relevant platforms.
＊Actual listing platforms, eligibility criteria, rental periods and distribution methods will depend on the property type, licensing status and each platform’s requirements.
One property. More than one way to stay.
From short visits to extended stays, we connect each property with different accommodation needs.
Data-Informed Pricing Management
Successful property management requires continuous monitoring rather than static pricing.
COH uses an internally developed pricing management system to support rental decisions using operational data and market information. Pricing strategies are reviewed based on factors such as accommodation demand, booking pace, seasonal trends, local events and comparable market performance.
Our operations team regularly evaluates pricing throughout the year to help properties remain competitive while responding to changing market conditions.
Pricing reviews may consider:
- Seasonal demand
- Local events and exhibitions
- Public holidays
- Booking lead times
- Length of stay
- Current occupancy
- Market conditions
As every property operates under different circumstances, pricing decisions are made individually rather than applying a standard rate across all properties.
Cleaning, Maintenance and Quality Control
Maintaining a property involves more than routine housekeeping.
COH coordinates cleaning, room preparation, inspections and maintenance to help ensure properties remain ready for every new arrival while protecting their long-term condition.
Cleaning operations are supported by Pika Pika, COH’s dedicated cleaning partner, which provides services for managed accommodation properties including:
- Room cleaning
- Linen management
- Consumable replenishment
- Basic room preparation
- On-site maintenance support
Before guests arrive, completed rooms undergo operational quality checks to confirm cleanliness, room condition and readiness for occupancy.
Where maintenance issues are identified during inspections or guest stays, our operations team coordinates the appropriate follow-up with relevant service providers.
Owner Reporting and Operational Updates
Managing a property remotely requires timely and transparent communication.
COH provides owners with regular operational updates to help them understand how their property is performing without needing to be physically present in Japan.
Depending on the management arrangement, owner reporting may include:
- Rental income
- Occupancy information
- Operating expenses
- Cleaning records
- Maintenance history
- Property updates
- Operational recommendations
The reporting frequency and content may vary according to the selected management plan.
OKINI Owner App
Owners enrolled in applicable management programmes may also access property information through the OKINI Owner App.
The app allows owners to conveniently review important operational information, including monthly reports and notifications, helping them stay connected with their property wherever they are.
Selected Accommodation Properties Operated by COH
COH manages property listings, reservations and check-in support, guest communication, cleaning, maintenance and on-site coordination across a range of accommodation properties in Osaka.
Browse the individual property pages to learn more about each property’s location, unit types, amenities, accommodation format and check-in information.
Property Management in Japan: FAQs for Overseas Owners
Practical answers about rental strategies, short-term and monthly stays, cleaning and maintenance, owner reporting, professional support, and managing a property in Japan from overseas.
Who can use COH's property management services?
COH primarily supports overseas property owners who own, or are preparing to own, residential properties in Japan and require local assistance with rental operations, accommodation management and day-to-day property coordination.
Whether a property is suitable for our management services will depend on its location, intended use and operational requirements.
Can my property be operated as a short-term accommodation or monthly rental?
It depends.
The most appropriate operating model is determined by factors including the property’s location, building regulations, licensing conditions, intended use and market demand.
COH evaluates each property individually before recommending a suitable operating approach.
Does COH only manage properties developed by FMI?
COH primarily provides post-handover property management and accommodation operations for properties within our management network.
Management opportunities for other properties may also be considered, subject to their location, building type, operating requirements and service availability.
I don't live in Japan. How can I keep track of my property?
COH provides regular owner reporting covering operational updates, rental information, maintenance records and other matters related to your property.
Owners participating in applicable management programmes may also access selected information through the OKINI Owner App.
Can COH help with Japanese tax filing or legal matters?
COH does not provide tax or legal advice.
Where owners require assistance with Japanese tax filing, rental income reporting or other professional matters, we can introduce bilingual tax accountants or other qualified professionals familiar with overseas property ownership in Japan.
Does COH carry out cleaning and maintenance directly?
COH coordinates property operations through its Osaka-based management team.
Cleaning operations for managed accommodation properties are supported by Pika Pika, while specialist repairs and licensed works are arranged through the appropriate qualified service providers when required.
How do I know which rental strategy is suitable for my property?
Every property is different.
COH evaluates factors such as location, property type, layout, intended use, licensing conditions and target occupants before recommending an appropriate operating strategy.
Possible options may include short-term accommodation, monthly stays or longer-term residential leasing, depending on the individual property’s circumstances.
Speak with Our Property Management Team
Whether you already own a property in Japan or are preparing for handover, our Osaka-based team can help you understand the management options available for your property.
Share your property’s location, intended use and management objectives with us, and we will provide an initial assessment based on your property’s individual circumstances.