Property management in Shibuya, on a flat per-unit fee.
Management across Daikanyama, Ebisu, Hiroo and Jingumae on a flat per-unit fee — not a rent-linked percentage. From luxury-rental renovation to condo exit strategy, handled end to end from our Tokyo office (Minami-Aoyama).
Coverage
Main areas we cover in Shibuya
Shibuya spans demand from singles and DINKs to families and luxury rentals, with large upside in rent depending on how value is added. We focus on the following areas.
Daikanyama
Ebisu
Hiroo
Jingumae / Harajuku
Shibuya / Sakuragaoka
Yoyogi / Uehara
Sasazuka / Hatagaya
Hatsudai
Shoto / Kamiyamacho
* Examples only. Other parts of Shibuya are welcome too.
Served by: INA&Associates Tokyo Office (1-12-3 Minami-Aoyama, Minato-ku, Tokyo)
Proof in this area
Track record in Shibuya (luxury-rental renovation)
Shibuya spans an extreme range of price bands — from ultra-luxury to compact singles. NOCOS switches leasing strategy by area and demand segment.
Daikanyama / Ebisu / Hiroo: high-grade demand from the wealthy and executives — go after upside via rent appraisal and renovation calls
Jingumae / Harajuku: designer and creative tenants — interiors and a coherent aesthetic set the rent
Shibuya / Sakuragaoka / Yoyogi: redevelopment is bringing live-near-work demand — solid singles-to-DINKs need
Sasazuka / Hatagaya / Hatsudai: affordable and close to Shinjuku — steady, deep singles demand, easy to keep turning over
For the luxury band the game is "how high can rent go"; for the compact band it's "how fast can it turn" — opposite winning moves within the same Shibuya. Misread the area and you under-price a luxury unit or stretch vacancy on a turnover unit.
Shibuya can't be captured by a single market rate. We pin down which price band a property sits in, then design the leasing strategy.
Rent & tenants
Shibuya's rent bands and tenant profiles
Price gaps within the ward are extreme. The top band is Hiroo — a family 3LDK runs ¥330k–¥340k/month, a 2LDK around ¥290k–¥300k (indicative). Shoto, Nampeidai, Kamiyamacho, Daikanyama and Hiroo are among Tokyo's premier residential districts, with some units above ¥1M/month. At the other end, affordable studios near Shinjuku in Sasazuka and Hatagaya run about ¥100k–¥110k — a clearly two-tier market.
High-grade band (Daikanyama, Ebisu-nishi, Hiroo, Shoto): the wealthy, executives, foreign expats — many embassies, with safety and status prized; go after upside via rent appraisal and renovation calls
Designer band (Jingumae, Harajuku, Shibuya): creative tenants — interior aesthetic and branding set the rent
Real-demand / turnover band (Sasazuka, Hatagaya, Hatsudai, Yoyogi): deep singles demand close to Shinjuku — direct access via the Keio New and Odakyu lines, easy to keep turning over
Access: the Yamanote line (Ebisu, Shibuya, Harajuku), Fukutoshin line, Toyoko line (Daikanyama) and Keio New line crisscross the ward — demand shifts by station and area
Even within one "Shibuya," a luxury single or family in Hiroo and a real-demand single in Sasazuka call for completely different rent setting and interior grade. Pinning down which band a property sits in decides both vacancy and rent.
* Rent varies widely by area, building age and station distance. We compute a fair rent per property with AI rent appraisal.
Why us here
Why NOCOS is strong in Shibuya
INA&Associates keeps its Tokyo office in Minami-Aoyama, Minato-ku — a stone's throw from Shibuya. On-site checks of high-value properties, rent appraisal, and coordination with contractors and agents can all move fast.
Track record in Shibuya: a 150㎡+ residence (a former owner's home) regenerated into a luxury rental — an application within 4 days of handover, projected rent ~1.5× current (case)
Fit for the high-end, high-value segment: we work investment back from a rent-appraisal logic and judge to the material level, supporting condos end to end from purchase through operation to sale
A track record of protected quality: zero owner-initiated cancellations in the seven years since launch; 99.1% occupancy (our own results)
Backed by licensing: MLIT Minister licenses for both real-estate brokerage and rental-housing management
In a ward full of high-end, high-value stock, the difference between managers is whether they hold the moves that raise rent. NOCOS has that toolkit — from renovation judgment to exit.
Why NOCOS
Where rent upside is large, leasing power and operating design decide it
Shibuya offers large rent upside depending on how you add value. That makes the differences in a manager's leasing power, rent design and renovation judgment translate straight into returns.
NOCOS charges a flat per-unit fee (Smart ¥0 / Standard ¥1,000 / Premium ¥2,000, ex-tax). Because it isn't tied to rent, the savings are larger in a high-rent area like Shibuya — and the freed-up budget can go into leasing, renovation and operating quality. (Smart's ¥0/mo applies in regions where lease-renewal fees are customary — which includes Greater Tokyo and Shibuya.)
In a high-rent, high-value area, it's more rational to keep the fee flat and invest in "moves that raise rent" than to have a rent-linked fee skim the upside.
How we work here
From renovation to exit, end to end from the Tokyo office
Shibuya is close to our Tokyo office (Minami-Aoyama), making on-site work, rent appraisal and coordination with contractors easy for high-value properties. We handle everything from a single condo unit to whole buildings and the conversion of an owner's residence into a luxury rental.
Rent re-branding & renovation operation: we work investment back from a rent-appraisal logic and judge down to the material level, supporting regeneration into luxury rentals
Condo exit strategy: end-to-end support from purchase through operation to sale — operation and exit are not treated separately
Leasing without listing lock-in: auto-synced to REINS; we don't obstruct placement via other agencies, prioritizing the fastest signing
100% paperless: leases, repairs and finances managed in the cloud, so busy or remote owners stay informed
At a 150㎡+ Shibuya residence (a former owner's home), a renovation grounded in rent-appraisal logic regenerated it into a luxury rental — an application within 4 days of handover, with projected rent about 1.5× the current level.
FAQ
FAQ on property management in Shibuya
Which office handles properties in Shibuya?
Our Tokyo office (1-12-3 Minami-Aoyama, Minato-ku, Tokyo). It is close to Daikanyama, Ebisu and Hiroo, so on-site work, rent appraisal and in-person consultations are easy. NOCOS operates from two offices (Tokyo and Osaka).
Can you handle luxury rentals or renovation-led properties?
It's a strength of ours. We work investment back from a rent-appraisal logic and judge down to the material level. At a 150㎡+ Shibuya residence we achieved an application within 4 days of handover and projected rent ~1.5× the current level. We also support condo buy–run–sell exit strategy end to end.
Can you manage a single condo unit in Shibuya?
Yes — from a single unit, on a flat per-unit fee. On the Smart plan the fee is ¥0/unit per month. Condos, whole buildings and owner-residence conversions are all fine.
Is switching managers a hassle?
All you do is notify your current manager of cancellation. We provide a template and handle the entire handover. Zero setup cost, and the handover completes in about two weeks.
Which areas of Shibuya do you cover?
We serve all of Shibuya, focusing on Daikanyama, Ebisu, Hiroo, Jingumae, Shibuya, Yoyogi, Sasazuka, Hatagaya, Hatsudai and Shoto. Because price bands differ greatly within the ward, we switch leasing strategy by area and demand segment.
Can you handle a luxury rental in Shibuya?
It's a strength of ours. At a 150㎡+ Shibuya residence (a former owner's home), a renovation grounded in rent-appraisal logic regenerated it into a luxury rental, achieving an application within 4 days of handover and projected rent ~1.5× the current level (on the order of ¥1M/month). We handle everything end to end, from material-level selection to leasing and operation.
We'll gauge the rent upside of your Shibuya property.
For property management across Daikanyama, Ebisu and Hiroo, luxury-rental renovation, or condo exit strategy, talk to NOCOS. Served from our Tokyo office; we'll hear your situation and propose an operating plan.