Guide to Selecting Channel Managers for STR Investment in the Japanese Market

Guide to Selecting Channel Managers for STR Investment in the Japanese Market

Selecting a site controller (channel manager) to centrally manage multiple online travel agencies (OTAs) is a critically important factor that determines operational efficiency and profitability in short-term rental (STR) investment within Japan. This article provides an expert perspective on the Japanese STR market, explaining the characteristics of major site controllers, their integration capabilities, and the key selection criteria that investors should consider.

Major Site Controllers in the Japanese Market: Market Share and Usage Trends

In the Japanese STR market, multiple site controllers are used depending on facility size and operational style. According to market research, Beds24 holds a 63.1% market share (in the short-term rental and guesthouse site controller market as of 2025), while Airhost claims the top domestic market share. Small-scale guesthouses tend to favor Airhost overwhelmingly, while mid-to-large-scale inns and hotels continue to rely on established systems such as "Temairazu" and "Neppan!" Investors with global expansion aspirations tend to choose Beds24.

In the current market environment, the reasons for STR investors to select "Temairazu" or "Neppan!" are limited. While "Temairazu" has limited functionality, it continues to be used in accommodation facilities with many rooms. Meanwhile, the emerging Check Inn is rapidly expanding its market share and deserves attention.

Characteristics and Target Facilities of Major Site Controllers

Detailed Explanation of Each Site Controller

Airhost: Intuitive Usability and Robust Domestic Support

Features:

• Intuitive UI/UX optimized for small-scale guesthouses
• Airhost Booking Engine included as standard (supports own website sales)
• Comprehensive Japanese language support (phone, email, chat)
• Rich automation features including automatic messaging and cleaning task assignment

Supported OTAs: Airbnb, Booking.com, Agoda, Expedia, Rakuten Travel, Jalan, Ikyu.com, Yahoo! Travel

Supported Booking Engines:

• Proprietary: Airhost Booking Engine
• Integrations: tripla Book, CHILLNN

Pricing Model: Pay-per-use (1-5 rooms), monthly fixed (large facilities)

HVMB Connection: ❌ Not supported

Smart Lock Support: Multiple smart locks supported (RemoteLOCK recommended)

Beds24: Global Reach and Advanced Automation

Features:

• Overwhelming track record with 63.1% global market share
• Advanced customization possible via API
• Auto-action functionality allows workflow creation on-screen
• Compatible with multiple booking engines (MetroBooking, Check Inn, CHILLNN, etc.)
• Ideal for companies and developers who prefer custom development

Supported OTAs: Airbnb, Booking.com, Agoda, Expedia, Rakuten Travel, Jalan, Ikyu.com, Yahoo! Travel, Marriott, Homes & Villas by Marriott International, Google Vacation Rentals, and 200+ others

Supported Booking Engines:

• Integrations: MetroBooking, Check Inn, CHILLNN, tripla Book

Pricing Model: Pay-per-use (1-5 rooms), monthly fixed (large facilities)

HVMB Connection: ✅ Supported (Beds24 only in Japan)

Smart Lock Support: Multiple smart locks supported (RemoteLOCK recommended)

Neppan!: Stability in Domestic OTA Integration

Features:

• Provided by Rakuten Travel Service Co., Ltd. (Rakuten Group subsidiary)
• Highest level of stability in domestic OTA integration
• Unified management with multiple Rakuten Group services (Rakuten Travel, Rakuten Stay, R-with)
• Optimal for domestic-focused operations

Supported OTAs: Rakuten Travel, Jalan, Ikyu.com, Yahoo! Travel, Rakuten Stay (Vacation STAY), and others

Supported Booking Engines:

• Integrations: CHILLNN, tripla Book (available with separate contract)

Pricing Model: Monthly fixed (tiered by facility size)

HVMB Connection: ❌ Not supported

Smart Lock Support: Multiple smart locks supported

Temairazu: Track Record in Large Facilities

Features:

• Optimized for large inns and hotels
• Limited functionality but extensive track record with 50+ room facilities
• Chosen by large facilities prioritizing stability

Supported OTAs: Major domestic OTAs

Supported Booking Engines: Separate integration available

Pricing Model: Monthly fixed (high pricing based on facility size)

HVMB Connection: ❌ Not supported

Check Inn: An Emerging Option

Features:

• Rapidly expanding market share since around 2025
• Check Inn Booking Engine included as standard
• Gaining support from growth-oriented facility operators
• Flexible customization available

Supported OTAs: Airbnb, Booking.com, Agoda, Expedia, Rakuten Travel, Jalan, Ikyu.com, Yahoo! Travel, and others

Supported Booking Engines:

• Proprietary: Check Inn Booking Engine
• Integrations: CHILLNN, tripla Book

Pricing Model: Pay-per-use, monthly fixed

HVMB Connection: ❌ Not supported

Hostaway: Feature-Rich Global System

Features:

• Finland-based global service deployed in 20,000+ facilities worldwide
• Premier partner agreements with major OTAs (Airbnb, Vrbo, Booking.com, Expedia)
• AI-powered guest message automation (up to 90% automation possible)
• Dynamic pricing functionality built-in
• Advanced analytics and reporting capabilities
• Integration with 300+ external tools available

Supported OTAs: Airbnb, Vrbo, Booking.com, Expedia, Rakuten Travel, Jalan, and others

Supported Booking Engines: Compatible with multiple booking engines

Pricing Model: Initial fee approximately ¥75,000~, monthly fee approximately ¥7,500~/room (higher cost compared to Airhost and Beds24)

HVMB Connection: ❌ Not supported (under verification)

Important Considerations for the Japanese Market:

• Interface available in English, French, Spanish, and Italian, but Japanese interface not currently provided
• Guest registration log functionality required by Japanese law is not included as standard
• Integration with external check-in systems required

Key Selection Criteria for Investors

1. Breadth of OTA Integration

All major site controllers support major domestic OTAs including Rakuten Travel, Jalan, Ikyu.com, and Yahoo! Travel. Integration with international OTAs such as Airbnb, Booking.com, Agoda, and Expedia is also standardized.

Important Note: Yahoo! Travel and Ikyu.com completed backend integration in 2017 and full frontend integration in 2021, and are now operated as the same system. Therefore, connection to both is effectively simultaneous.

2. Proprietary Booking Engine Support

The integration status with booking engines commonly used domestically is important.

Key Insight: All systems support major domestic booking engines with balanced coverage, which is important. Systems with proprietary booking engines (Airhost, Check Inn, Hostaway) are advantageous for facilities looking to strengthen direct website sales.

3. HVMB (Marriott) Connection Capability

This is important for investors considering listing luxury properties or Marriott-affiliated properties.

• Beds24 only: Beds24 is the only system in Japan capable of connecting to Marriott
• Other systems: Not supported

4. Cost Performance

Important Note: For small facilities (1-5 rooms), pay-per-use pricing is advantageous. Conversely, Neppan! and Temairazu use monthly fixed pricing, making them relatively expensive for small facilities. Hostaway's higher cost reflects its feature-rich global capabilities.

5. Usability and Support

Important Note: Airhost's strength lies in intuitive usability and comprehensive Japanese language support. Beds24 is feature-rich but has a high learning curve, making it ideal for cases requiring API-driven custom development. Hostaway offers global capabilities but lacks a Japanese interface, requiring careful consideration for Japanese market operations.

6. Smart Lock Support

All systems support multiple smart locks.

Practical Perspective:

• RemoteLOCK is generally sufficient
• A pragmatic approach is that "any smart lock works"
• For Japanese-specific sliding door compatibility, alternative locks may be needed
• Selection Process: First decide on the site controller, then select a compatible smart lock that suits your property

Our Site Controller Selection: Beds24

We have adopted Beds24 as our site controller for STR investment operations. This selection is based on three key reasons:

1. HVMB (Marriott) Connection is a Must-Have Requirement

For our company aiming to build a luxury property portfolio, listing on Marriott International's luxury brand (HVMB: Homes & Villas by Marriott International) is a mandatory requirement. Beds24 is the only system in Japan capable of connecting to HVMB, which is the primary reason for our selection. No other system can meet this requirement.

2. Importance of Extensibility

STR operations cannot be completed by a site controller alone. Integration with PMS, booking engines, guest management systems, analytics tools, accounting systems, and various other platforms is necessary. Beds24 enables advanced customization via API and allows workflow construction on-screen through auto-action functionality, making it capable of handling diverse system integrations.

3. Extensibility Makes Systems More User-Friendly

While Beds24 may initially appear complex with a high learning curve, once mastered, systems with greater extensibility prove more user-friendly in the long term and lead to operational efficiency. We have already achieved proficiency with Beds24 and are realizing efficient operations by leveraging its high extensibility.

Conclusion

In the Japanese STR market, site controller selection should be approached from the perspective of "which system aligns with our investment strategy, facility characteristics, and operational structure" rather than "which system is superior." Each system offers distinct strengths and provides balanced support for OTA integration, proprietary booking engine compatibility, cost performance, and usability.

For investors starting with small properties and prioritizing intuitive usability and robust domestic support, Airhost is a strong option. For those prioritizing domestic OTA focus and stability, Rakuten Group subsidiary Neppan! is a viable choice.

Conversely, for investors pursuing luxury property portfolio development, integrated multi-system operations, and advanced automation, Beds24 is the optimal partner. We support our investors through every stage—from selecting the system that best fits your portfolio and business objectives to daily operations—all while maintaining full compliance with Japanese regulations.