Minpaku Property Leasing
Save Your 180 Nights for Peak. Lease the Rest to Us.
Reserve your guest-nights for peak demand when rates are highest. We lease the non-peak months — guaranteed rent, no gaps.
Get StartedThe Opportunity
Use Your 180 Nights Where They Count
With a 180 guest-night cap, every night counts. Reserve them for peak periods when rates are highest — and lease the non-peak months to us for steady, guaranteed income.
What We Handle
Tenant sourcing & vetting
We find and screen quality medium-term tenants — corporate professionals, digital nomads, relocating executives — for your non-peak periods.
Fixed-term lease management
Contracts are structured around your schedule. Tenants move out before your peak period begins — no surprises.
On-the-ground support
Maintenance, cleaning, check-ins, contractor coordination — we take care of the day-to-day so you don't have to.
Handback preparation
When it's time to switch back, we professionally clean and prep the property so it's ready for your first guest.
What You Get
Guaranteed monthly rent
Fixed income during your non-peak months, regardless of occupancy. We take on that risk — you just receive your payment.
Maximize your 180 nights
Use your guest-nights when nightly rates are highest, and let HalfKey cover the months in between. Your property earns for you year-round.
Property stays in great shape
Occupied properties with active management stay healthier than vacant ones. No mold, no neglect — just consistent care.
Full flexibility
You keep running minpaku exactly as you do now. We simply cover the non-peak months — adapting to your calendar, not the other way around.
The Hybrid Model
How the Hybrid Model Works
The 180-day minpaku cap doesn't mean your property sits idle the rest of the year. A hybrid approach — minpaku for peak months, HalfKey for the rest — gives you 365-day utilization.
Monthly First
Prioritize HalfKey leases and fill the gaps between tenants with minpaku. For example, 3 HalfKey leases (Jan–Mar, May–Jun, and Aug–Nov) with minpaku covering Apr, Jul, and Dec.
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Minpaku | ||||||||||||
| HalfKey |
Best for operators who value stability and hands-off management.
Daily First
Reserve 7 months for minpaku during peak tourist season (Apr–Sep) and year-end (Dec). Lease the remaining 5 months to HalfKey.
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Minpaku | ||||||||||||
| HalfKey |
Best for operators who want maximum nightly rates during peak tourist season.
Getting Started
Keep your peak nights. Lease the non-peak periods. Here's how.
Step 1
Tell us your peak periods
Share which months you want to reserve for minpaku guests and which you'd like to lease.
Step 2
We agree on terms
A fixed-term lease for your non-peak months with guaranteed monthly rent.
Step 3
We place tenants
Vetted professionals move in. We handle management, cleaning, and support.
Step 4
Seamless handback
When your peak season returns, we hand the property back — cleaned and ready.
Why HalfKey
Designed With Minpaku Operators in Mind
We've shaped our service around the realities of operating a minpaku in Tokyo.
Guaranteed Non-Peak Income
We pay you a fixed monthly rent during your non-peak months. Occupancy is our responsibility — you simply receive your payment.
Flexible Scheduling
You choose the dates. Save your 180 guest-nights for peak demand when rates are highest, then lease the non-peak months to us. We adapt to your calendar, not the other way around.
Seamless Transition
When it's time to switch back to minpaku, we vacate the property, professionally clean it, and hand it back ready for your first guest.
Vetted Tenants Only
We place working professionals — corporate assignees, digital nomads, relocating executives. Every tenant is background-checked so your property stays in great shape.
Full Property Management
Maintenance, cleaning, tenant support, contractor coordination — we handle everything on the ground so your property is cared for during the months you're not hosting.
Bilingual Support
Full English and Japanese support. Whether you're a local operator or an overseas investor, we communicate in your language.
Who We Work With
A Good Fit If This Sounds Like You
Self-Managed Operators
You handle your own bookings, manage your own listing site, or work with a booking agent directly. You want full control over your peak season and guaranteed income for the rest.
Airbnb Hosts
You run your property through Airbnb and want to maximize your nightly rates during peak season. We lease the off-season months so your listing stays active and your ratings stay strong.
Interested? Let's Have a Conversation.
Tell us about your property and your peak periods — we'll put together a proposal for the rest of the year.
FAQ
Common Questions
Will this affect my minpaku license or registration?
No. Your minpaku registration stays active. We lease your property under a standard fixed-term residential lease during the periods you're not operating minpaku. When your minpaku season starts, we vacate and you resume hosting as normal. The two arrangements are completely separate and complementary.
How long is the lease?
It depends on your schedule. We structure the lease around the months when your bookings are typically low — that could be a few months or longer depending on your ward's restrictions and your booking patterns. We use fixed-term contracts with pre-agreed end dates, so there's no risk of a tenant refusing to leave when you need the property back.
What happens when I need my property back?
We handle the entire transition. Our tenant vacates by the agreed date, we professionally clean the property, and hand it back to you ready for your first minpaku guest. The dates are locked in from the start — no surprises, no delays.
Who are your tenants?
Vetted working professionals — corporate employees on assignment, remote workers, executives relocating to Tokyo temporarily. Every tenant undergoes thorough background checks. These are responsible, professional tenants who treat the property with care.
Am I still paid if you can't find a tenant?
Yes. We guarantee your monthly payment regardless of occupancy. Finding tenants is our responsibility — vacancy risk is ours, not yours.
My ward limits minpaku to weekends only. Can I still use this?
Yes, definitely. Wards like Shinjuku and Shibuya restrict minpaku to roughly 100 bookable nights, which means even more of the year has low or no demand. That's actually a longer window where a medium-term lease could work well. We'll work with you to design a schedule that fits your situation.