Here’s a detailed monthly financial simulation for an ultra-luxury 1,000 sqm villa in Niseko Hirafu, designed for high-end short-term rental operation (e.g., Airbnb Luxe, OneFineStay, or private booking platforms).
All figures are in Japanese yen (JPY) and assume a fully completed property from 2027 onward.
🏡 Ultra-Luxury Villa (1,000 sqm) — Monthly Airbnb Simulation
1. Market & Property Assumptions
Item
Value
Notes
Location
Hirafu area, Niseko, Hokkaido
Premium ski resort, high global demand (AU, SG, HK markets)
Total floor area
1,000 sqm
6–8 bedrooms, 14–16 guests
Average Daily Rate (ADR)
¥300,000 / night
Includes private onsen, concierge, driver, staff service
Occupancy rate
70%
Based on luxury villa data from AirDNA & Niseko Tourism Board
Rented nights / month
~21 nights
70% × 30 days
Airbnb & platform fees
3%
Airbnb Luxe or equivalent platform
Cleaning & linen
¥50,000 per turnover × 10 stays
Full-house cleaning with linen service
Staffing (concierge, driver, caretaker)
¥600,000 / month
Local payroll, outsourced management
Utilities & supplies
¥200,000 / month
Electricity, water, gas, amenities
Property tax, insurance, maintenance
¥200,000 / month
Annualized fixed costs
Corporate tax (Japan)
30%
Applied on pre-tax profit (if held by AAA KK)
2. Monthly Income Statement (Before Tax)
Category
Amount (JPY)
Calculation
Gross Rental Revenue
¥6,300,000
¥300,000 × 21 nights
Airbnb Platform Fee (3%)
-¥189,000
¥6.3M × 3%
Cleaning & Linen
-¥500,000
¥50,000 × 10 stays
Staff Costs
-¥600,000
Concierge + caretaker + driver
Utilities & Supplies
-¥200,000
Fixed
Property Tax / Insurance
-¥200,000
Fixed
Operating Expenses (Total)
-¥1,689,000
27% of revenue
Net Operating Income (Before Tax)
¥4,611,000
3. Monthly Net Income (After Tax)
Item
Amount (JPY)
Notes
Net Operating Income (Before Tax)
¥4,611,000
From above
Corporate Tax (30%)
-¥1,383,000
Japan effective tax rate
Net Income (After Tax)
¥3,228,000
≈ US$21,500 / month (at ¥150/USD)
4. Annualized Projection
Metric
Amount (JPY)
Equivalent (USD)
Annual Gross Revenue
¥75,600,000
≈ $504,000
Operating Expenses
¥20,300,000
≈ $135,000
Annual Net Before Tax
¥55,300,000
≈ $369,000
After Tax (30%)
¥38,700,000
≈ $258,000
5. Seasonal Adjustment (Example Breakdown)
Season
Occupancy
ADR
Monthly Gross
Monthly Net (After Tax)
High (Dec–Mar)
85%
¥350,000
¥9.0M
¥4.8–5.0M
Mid (Apr–Jun, Sep–Nov)
60%
¥280,000
¥5.0M
¥2.5–3.0M
Low (Jul–Aug)
45%
¥250,000
¥3.4M
¥1.8–2.0M
6. Key Insights
ADR Sensitivity: Every ¥10,000 increase in nightly rate ≈ ¥210,000 more monthly revenue.
Tax Optimization: If structured via AAA PTE LTD (Singapore) parent and AAA KK (Japan) subsidiary, profits can be retained in Japan for reinvestment or distributed with 15–20% withholding to SG.
Market Positioning: Competes with Hana & Jo Chalet, Aspect Niseko, Sekka Kan, Aya Niseko Penthouse—similar nightly rates ¥280k–¥350k.
✅ Summary Table — Ultra-Luxury Villa Simulation
Metric
Monthly
Annual
Gross Rental Revenue
¥6.3M
¥75.6M
Total Operating Costs
¥1.7M
¥20.3M
Pre-Tax Profit
¥4.6M
¥55.3M
After-Tax Profit
¥3.2M
¥38.7M
Would you like me to generate this as an Excel simulation model with editable assumptions (ADR, occupancy, expenses, tax rate) and automatic profit projections for 3-year ROI?
