Pricing
One plan with everything in it. Priced by the size of your portfolio.
Private betaBeta operators get 50% off for their first 12 months, set up by our team.ApplyUp to 20 units
For a first building or a small portfolio
¥14,900/ month
¥29,800 Beta price for 12 months, then ¥29,800
1,000 AI credits a month
Apply for the beta21–60 units
For growing teams across several buildings
¥29,900/ month
¥59,800 Beta price for 12 months, then ¥59,800
3,000 AI credits a month
Apply for the beta61–150 units
For established operators and managers
¥49,000/ month
¥98,000 Beta price for 12 months, then ¥98,000
8,000 AI credits a month
Apply for the beta150+ units
Quoted with you, with onboarding support
Let’s talk
A quote for your portfolio, with the beta discount
AI credits sized to your volume
Talk to usMonthly, excluding consumption tax. Every plan includes every module, your whole team and setup by our team. What’s included
Every module
Stays, service, operations, money and growth — nothing held back for a higher tier.
Your whole team
Office staff, cleaners, house leaders, owners and residents each get their own view.
AI, with credits included
Drafts, ID and payment checks, receipts, translation and the assistants — with monthly AI credits.
Japan compliance
Guest register, 180-day counter and the MLIT report for minpaku units.
Setup by our team
Import, channels, payments and training, done with you.
English and Japanese
The dashboard in both; guest and resident pages in 13 languages.
Not charged on top
AI credits
Every plan includes AI credits. Top up when you need more.
A credit is one AI action, like a reply draft or a receipt read; heavier jobs use a few more. Credits come with your plan each month, and extra packs are there when a busy season needs them.
Included each month
What a credit buys
Top-up packs
Extra credits don’t expire while you’re subscribed.
Everything included, module by module.
This is the whole product as it runs today at Modern Living. Nothing on this list is an add-on.
Reservations
Every stay, every channel
Reservation list, calendar and detail drawer
Reservation links with their own price and expiry
Five-step online booking with email verification
Estimates as PDF
Room and co-occupant changes
Cancellations, refunding or keeping the deposit
One iCal feed per unit; partner calendars hourly
Channel manager for Airbnb and Booking.com
Channel gaps report
Viewings and the staff schedule
Waiting list with matches, offers and deposits
Guests and compliance
Check-in to filing
Check-in links with AI passport and ID checks
Guest handbooks, web and PDF, translated
Overnight guest registration
Guest register (宿泊者名簿) with CSV export
180-day counter with ward caps
Bi-monthly MLIT report as CSV
Monthly residents
Booking to deposit refund
Contract templates with conditions and versions
Built-in e-signature, sealed and time-stamped
Resident portal in 13 languages
Move-in condition reports with photos and video
Month-to-month renewals and reminders
Move-out notices with a penalty preview
AI move-out inspection reports
Deposit settlements and departure checklists
Service
Inbox and helpdesk
Team inbox for LINE and WhatsApp
OTA inbox for Airbnb, Booking.com and VRBO
Tickets with priorities, labels and internal notes
Automatic first replies per appliance
Saved replies and snooze
Staff and guest knowledge bases
Response-time analytics
Contacts, announcements and newsletter
AI
Built into the screens
Reply drafts with sources, and Improve
Staff assistant on the web and LINE
Resident assistant and website chat
Payment-proof and ID verification
Receipt, form and listing extraction
Handbooks, blog posts and listings written
Translation into 13 languages
Operations
Field team and buildings
Cleaning events, recurring rounds, room checks
Timesheets, paid holiday, errands and fares
Maintenance projects: list, board and Gantt
Vendor share links, translated
Field visits and a visit planner
Inventory and futon requests
Purchases per building
IoT monitoring with alerts
Sodai gomi pickups
House-leader duties and supply requests
Money
One ledger
Rent Roll: availability, unit map, residents
Payments, expenses, P&L and deposits
Card, PayPal, Wise, PayPay, bank transfer, cash
Rent and charge reminders, late fees
Recurring expenses
Receipts read by AI
freee bank feed every 15 minutes
Invoice and receipt PDFs, XLSX reports
Owners
Their own portal
Owner accounts and invitations
Statements for any range of months
Payments, residents and analytics views
Payouts with transfer proof and a running balance
Management fee per building, as a percentage
Growth
Website and marketing
Website API with a key per site
Blog with AI research, fact-checking and translation
Social media queue, weekly autopilot and analytics
Campaigns with site banners
Review moderation
Job posts written with AI
Analytics: occupancy, income, pricing vs market, marketing
Platform
Underneath it all
Roles for every kind of user
Dashboard in English and Japanese
Search everything with Ctrl+K
A help page behind every screen
Each operator’s data kept apart
35+ automations with master switches
Works on a phone
Works with whichever website you pick
We build your website
On your brand, in 13 languages, with search by area and date, a map, unit pages, forms and an AI chat.
Quoted with you
Connect your own
Keep your site and developer. It reads listings, prices and availability through the OmniPM API.
Scoped keys for each website
No website
Run the dashboard alone, with bookings coming from Airbnb, Booking.com and VRBO.
Nothing extra
Setup
We set it up with you. You don’t start from an empty dashboard.
What one fee replaces
The kinds of tools rental teams usually pay for separately — and then copy data between.
Pricing questions
What does the monthly fee cover?
The whole dashboard: every module on this page, every role, setup by our team and a monthly allowance of AI credits. Nothing is charged per seat, per listing or per channel.
How is the price set?
By the number of units you run, in four bands: up to 20, 21–60, 61–150 and 150+. Every band includes every module; only the price and the AI credits change.
What happens after the 12 beta months?
Your plan moves to the regular price for your band.
What is an AI credit?
One AI action, such as a reply draft or a receipt read. Heavier jobs, like a handbook in 13 languages, use more. Credits come with your plan each month, and you can buy extra packs at any time.
Is there a setup fee or a minimum term?
No setup fee — setup by our team is included. The minimum term is 12 months; after that the plan runs month to month and you can cancel at any time, effective at the end of the billing month.
What do beta operators get?
50% off for the first 12 months, setup by our team, early access to new AI features and a direct line to the people building OmniPM — your feedback decides what we build next.
Do we need to change our payment providers?
No. You connect your own Square, PayPal, Wise or bank accounts, and payments stay in your name.
Can we start with just a few buildings?
Yes. Many operators start with one building or one kind of stay, and bring the rest over once the team is comfortable.
What happens to our data if we leave?
It’s yours. Rent Roll and reports export to Excel, everything stays available to export for 30 days after your plan ends, and we’ll help you take it with you.
Is the website included?
Connecting your own site or running without one costs nothing extra. If you want us to build one, we’ll quote it with you.
Join the beta at half price. 50% off for your first 12 months, set up by our team.