Auckland Residential Property Management
Boutique Management.
Built on Trust.
A small, hand-selected portfolio managed in English and Japanese, for owners who cannot be here themselves. Every decision written down, every month accounted for.
We do not manage hundreds of properties. We manage yours.
A manager with two hundred doors cannot know your property. We keep the portfolio deliberately small so that the person who inspected your home is the person who answers your email — and so that nothing depends on somebody remembering.
That means written confirmation of every instruction, photographic inspections at the frequency your insurer actually requires, and a monthly statement that reconciles to the cent. Not because it sounds impressive, but because you are on the other side of the world and the paperwork is all you can see.
10% from month 13
proceeds without your approval
replying to any owner message
Manage it from Tokyo.
Live it from here.
Tenancy law, Healthy Homes standards, insurance, council rates, tenant communication — New Zealand property management runs on detailed, English-language paperwork. For an owner living overseas, every one of those details is a burden. For an owner whose first language isn't English, it's a bigger one.
Kentaro Yonei, a second-generation Japanese New Zealander, handles all of it personally and directly in Japanese where that's what you need. Nothing routed through a call centre or a junior staff member who happens to speak some Japanese.
Founded and run by Kentaro Yonei, who has lived and worked across New Zealand, Japan and the wider Asia-Pacific.
Every owner-facing document — the management agreement, condition reports, monthly statements, the onboarding checklist — exists in English with a Japanese reference translation. The English version governs; the Japanese exists so nothing is agreed that was not understood.
Correspondence, phone calls and LINE, in whichever language suits you.
Full-service management,
every step covered.
Sourcing & financials
Advertising, consent-based reference and credit checks, and a recommended applicant presented to you with the evidence behind it. Rent held in a dedicated client-funds account and reconciled monthly, with an itemised statement inside ten business days.
Property care
Photographic inspections at the frequency your insurer requires — not a default we chose — with the report to you inside five business days. Vetted contractors, full invoices, and nothing above NZ$1,000 spent without your written approval.
Bilingual overseas administration
If you are outside New Zealand for more than 21 consecutive days, the law requires a New Zealand agent. We act as that agent, and handle rates and levy auto-payments, insurance currency, tax-residency prompts and a local emergency contact — in English or Japanese.
Built on the right foundations.
Healthy Homes and the RTA, without shortcuts
Full compliance evidence before any tenant is placed — an intention to comply is not enough, and we will not execute a tenancy agreement without it. Arrears follow a documented escalation tied to the Residential Tenancies Act, with you notified at every step.
Your money kept separate from ours
Rent, bond and maintenance funds are client money. They are held in a dedicated client-funds account, never mixed with operating funds, with a property-by-property ledger and monthly reconciliation.
No markup on third-party contractors
Invoices from outside contractors are passed through at cost with the invoice attached — we take no commission on them. Where our own maintenance division does the work, that is related-party work: it is charged at our published rates, disclosed to you in writing, approved by you before we start whatever the amount, and identified as related-party on your monthly statement. You can tell us at any time to use outside contractors only.
Ready for regulation before it arrives
In March 2026 the Government announced a proposed registration regime for residential property managers, including a proposed requirement that client funds be held separately. No Bill has yet been introduced to Parliament. We already hold client funds separately regardless of how that develops, and if the regime is enacted and registration opens, we intend to be among the first to hold it.
Switching to us is effortless.
Initial consultation
We discuss your property, your goals, and any current tenancy. We explain the process, the fees and what to expect — in English or Japanese, at a time that works from your side of the world.
We handle the paperwork
Once the Property Management Agreement is signed we contact your current agency, collect the keys, transfer the bond and notify your tenants. Every item on the onboarding checklist is evidenced before we take over — not ticked and assumed.
Reports, on time, every month
We complete a baseline condition report, verify Healthy Homes compliance and assume full management. From there you receive a reconciled monthly statement and photographic inspection reports without having to ask.
Event-based pricing.
The whole schedule.
Onboarding fee
One-off, charged at signing. Covers overseas-owner onboarding, statutory agent setup, compliance verification and the property baseline.
Management fee
Of gross rent collected, months 1–12. 10 percent from month 13. Covers rent collection, inspections, maintenance coordination and bilingual reporting.
Tenancy placement
One-off at each new tenancy, payable by the owner — letting fees cannot lawfully be charged to a tenant. Covers advertising, screening and bond lodgement.
| Service | Fee (excl. GST) |
|---|---|
| Onboarding / setup, per owner | $750 one-off |
| Monthly management | 8% of gross rent, months 1–12; 10% thereafter |
| Tenancy placement | 1 week's rent |
| Tenancy renewal | $200 |
| Routine inspections | Included |
| Vacancy management, after the first 14 days | Confirmed in your Property Management Agreement |
| Tenancy Tribunal representation, pre-authorised | $250 per hour |
| Sale transition, if you sell and the buyer does not retain us | One month's management fee |
| Disbursements | At cost, receipts provided |
That is the entire schedule — there is nothing else. All fees exclude GST. The binding schedule is the one in your signed Property Management Agreement, which is issued before anything is agreed.
Real tenancies,
told honestly.
This section is empty on purpose — we're not writing reviews for owners or borrowing generic ones from elsewhere. As real tenancies are managed, owners' own words go here, unedited.
No reviews published yet. If we manage a property for you, we'd genuinely like to hear how it's going — good or mixed. Attach a statement, a photo, or anything else relevant if you'd like.
Thank you — we've received it and will follow up if we'd like to feature it here.
Request an appraisal
Prefer Japanese? 日本語
Tell us about the property and where you will be. We will come back with a rent appraisal, what compliance is likely to need, and an honest view on whether we are the right fit.
Start an enquiry