Calculate Tokyo minpaku cash flow with your property's numbers
Separate available nights, bookings, third-party costs, and management scope instead of applying a generic occupancy rate or success case.
An owner's payout cannot be inferred from the neighborhood or room type alone. The result changes with available nights, OTA fees, cleaning turns, rent, management scope, and third-party costs such as repairs.
Bottom line: do not begin with a desired revenue figure. Enter verifiable operating data and contract terms, then compare revenue, variable costs, fixed costs, and owner-paid items for the same period.
The formulas and input examples on this page explain a calculation method. They are not StayJP performance data, Tokyo market averages, or a forecast or guarantee of revenue, occupancy, or profit.
A revenue calculation is more than a sales forecast
Start by choosing one period and counting the nights that were actually available for sale. Enter booked nights and accommodation revenue. Before launch, keep different pricing and availability assumptions as separate scenarios rather than presenting a preferred number as evidence.
Then separate costs deducted from revenue, recurring fixed costs, and items paid directly by the owner. Comparing only the management percentage hides material differences in cleaning, supplies, onsite work, and repairs.
Eight inputs to collect before calculating
- 1. Period and available nights: exclude nights unavailable because of legal or owner restrictions.
- 2. Actual booked nights and accommodation revenue: separate refunds, discounts, and cleaning charges.
- 3. OTA and payment fees: use statements from each platform.
- 4. Management fee: identify whether the 10%, 15%, 20%, or 30%+ scope is being compared.
- 5. Cleaning turns and cost: calculate from checkouts and the contracted rate, not occupied nights.
- 6. Fixed costs such as rent, utilities, connectivity, and insurance.
- 7. Linen, towels, and supplies: separate the contractual allowance from additional quantities.
- 8. Taxes, repairs, replacements, interiors, and appliances that the owner must confirm.
Use one period and one calculation order
Separate OTA and payment fees, management fees, cleaning, and other operating costs from accommodation revenue. Then account for fixed costs and expenses that remain with the owner.
Taxable profit, cash movement, and the final owner payout are not interchangeable. The owner should confirm tax treatment with their appointed tax adviser.
- Accommodation revenue − OTA and payment fees
- − contracted management fee and period operating costs
- − rent, utilities, insurance, and other fixed costs
- − owner-paid repairs, replacements, taxes, and similar items
- ＝ reference owner payout under the entered assumptions
A comparison with inconsistent periods or cost definitions is not reliable, even when the management percentage is the same.
Costs to separate from the management fee
- OTA fees, payment fees, consumption tax, and other transaction or billing costs.
- Cleaning: included in the 30%+ plan only within standard quantities and the contractual cap; confirm the terms for other plans.
- Basic linen, towels based on guest count, shampoo, conditioner, body wash, and laundry detergent: included within the 30%+ contractual cap.
- Toothbrushes, slippers, additional towels, and fragrance products: an additional percentage is agreed before the work under 30%+.
- Arranging and ordering repairs, replacements, interiors, and appliances, plus third-party invoices: the owner's responsibility under every plan.
- Onsite inspection and emergency local response: separate duties whose area, hours, frequency, and conditions must be confirmed.
- Refunds, discounts, losses, and insurance proceeds: confirm the approver and settlement treatment in the contract.
Compare percentages by delegated authority and remaining owner work
A higher plan does not imply higher future revenue. The 10%, 15%, 20%, and 30%+ plans differ by StayJP duties, onsite conditions, and contractual caps.
- 10%: pricing, OTA, guest messages, check-in guidance, guest records, weekly reporting, and monthly settlement. Cleaning and onsite work remain with the owner.
- 15%: adds reviews, monthly operations reporting, cleaning schedule and booking-change notices, and completion-photo review. No direct cleaner instruction, onsite inspection, or emergency response.
- 20%: adds correction requests based on confirmed reports or photos and contract-defined onsite inspection. Address, timing, and frequency must be confirmed; emergency local response is excluded.
- 30%+: adds direct cleaner instruction, contract-defined emergency local response, initial equipment and appliance checks, damage reporting, and cleaning and specified basics within the contract cap.
- No plan guarantees revenue, occupancy, ADR, reviews, or profit.
Six checks when comparing self-management and outsourcing
- Use the same period, bookings, and refund assumptions.
- When valuing self-management time, record each task and its time separately.
- Do not assume cleaning, supplies, or onsite work are included in the management percentage.
- Separate ordinary periods from periods with non-recurring repairs or appliance replacement.
- Use consistent tax treatment, OTA payout rules, and the revenue base for the management fee.
- Use the contract and responsibility table to confirm who performs, approves, and pays—not just the calculation result.
How to interpret the result
Do not treat one figure as a Tokyo standard. Compare several scenarios by changing booked nights, average selling rate, cleaning turns, and third-party costs.
After contracting, operating reports can review revenue and occupancy for the defined property and period. A public article example should not be used as a forecast for an individual property.
- Separate inputs from calculated outputs
- Separate outcomes from service scope
- Separate included costs from owner-paid costs
- Confirm onsite conditions using the property address
Transparent assumptions are more useful for an outsourcing decision than an inflated result.
Revenue calculation questions
Should I enter Tokyo's average occupancy rate?
An average is not enough. Review your property's available nights, booked nights, rates, and refunds for the same period. Before launch, keep scenarios separate and do not treat a market average as performance evidence or a guarantee.
Does a lower management fee always increase the owner payout?
No. Lower-percentage plans leave more cleaning, review, and onsite duties with the owner. Compare the person responsible, third-party costs, and approval time alongside the fee.
Does 30%+ include every cleaning and supply cost?
No. Cleaning, basic linen, towels based on guest count, and specified basic supplies are included only within standard quantities and the contract cap. Additional towels and similar items use a pre-agreed added percentage. Repairs, replacements, interiors, and appliances remain the owner's responsibility and cost.
Can I use the result as a revenue or profit forecast?
It is a reference calculation based on your inputs. Demand, season, available nights, property condition, regulation, and costs change the result. StayJP does not guarantee revenue, occupancy, or profit.
Does the calculation show after-tax profit?
The site provides a reference comparison of operating assumptions. The owner should confirm taxation, depreciation, income classification, and filing with their appointed tax adviser. StayJP does not file tax returns on the owner's behalf.