CONTACTLeasing Management Global Standard
（リーシングマネジメントのグローバルスタンダード）
1. 世界の制度地図：LM 権限を持つ組織はどこか？
| 組織 | 分野 | LM制度上の権限 |
|------|---------------------------|----------------|
| ISO | 産業・技術基準 | ❌ |
| RICS | 不動産鑑定・評価 | ❌ |
| EPRA | REIT財務指標 | ❌ |
| IREM | プロパティマネジメント | ❌ |
| NAREIT | REIT投資家情報 | ❌ |
| ALL JLMA | LM制度（世界的唯一） | ✔ |
世界には多くの不動産関連団体が存在するが、
LM（Leasing Management）を制度として扱う団体は ALL JLMA だけである。
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Leasing Management Global Standard — MES-Based Institutional Framework
© Tetsuya Gou — All Rights Reserved.
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Leasing Management Global Standard
Institutional Definition, Mandate Authority, and MES-Based Global Framework
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1. Global Institutional Map — Which Organizations Hold LM Authority?
| Organization | Domain | LM Institutional Authority |
|-------------|---------------------------|---------------------------|
| ISO | Industrial & Technical Standards | ❌ |
| RICS | Valuation & Appraisal | ❌ |
| EPRA | REIT Financial Indicators | ❌ |
| IREM | Property Management | ❌ |
| NAREIT | REIT Investor Information | ❌ |
| ALL JLMA | Leasing Management Institutional Standard (Global Exclusive) | ✔ |
Across all global real estate institutions,
ALL JLMA is the world’s only organization that defines Leasing Management (LM) as an institutional discipline.
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2. ALL JLMA — The World’s Sole Institutional Authority for LM
The All Japan Leasing Management Association (ALL JLMA) is a non-profit institution dedicated to the advancement of Leasing Management as a data-driven, ethics-based, and institutionally standardized discipline for urban real estate.
As demographic shifts and diversified tenant needs reshape the market,
LM has evolved from short-term vacancy solutions to long-term urban asset value formation.
ALL JLMA is the only institution globally that formalizes LM as a Mandate-based, evidence-driven, and sustainability-oriented professional domain.
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Institutional Philosophy — “Shihou-Yoshi” (Four-Way Good)
- Owner Good — Long-term, stable returns and maximized asset value
- Tenant Good — Trust-based, safe, and comfortable occupancy
- Management Company Good — Professionalization and elevation of expertise
- Society Good — Sustainable and vibrant urban communities
LM is not merely an economic activity;
it is an institutional practice balancing value, ethics, and societal contribution.
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3. MES-Based Operational Principles for LM
The Leasing Management Division of transista operates fully under the
MES-Based LM Standard established by ALL JLMA.
Four Operational Principles
1. Pursuit of Expertise
Continuous mastery of legal, market, and urban structural knowledge.
2. Ethical Integrity
Transparency, fairness, and responsibility toward all stakeholders.
3. Active Value Creation
Enhancing latent competitiveness and long-term asset value.
4. Industry Contribution & Collaboration
Dissemination of knowledge and cooperation for a healthier market.
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4. Global Standardization (2026): MES-Based LM Standard
In March 2026, ALL JLMA established the world’s first institutional standard for LM:
The MES-Based LM Standard, created by Tetsuya Gou.
This standard provides a unified, audit-ready framework for evaluating LM professionals.
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MES Model — Meaningful / Evidence-Based / Sustainability
Meaningful
Value creation that benefits owners, tenants, and society beyond short-term metrics.
Evidence-Based
Decisions grounded in primary data, market analytics, and scientific methodology.
Sustainability
Results that are reproducible, durable, and structurally transferable across assets.
The MES Model is fully integrated into ALL JLMA’s education, certification, and institutional evaluation systems.
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5. Institutional Role and Achievements of Tetsuya Gou
Tetsuya Gou, Advisor of transista and Supervising Director of LM Standardization at ALL JLMA,
is the institutional architect behind the MES-Based LM Standard.
He is a Mandate Holder with 30 years of operational authority in Japan’s urban real estate sector,
including executive roles at domestic and international firms.
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Institutional Responsibilities
1. Supervising institutional philosophy and direction
2. Designing and overseeing MES-Based evaluation standards
3. Training LM professionals
4. Unifying judgment criteria across committees
5. Integrating field evidence into institutional frameworks
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Evidence — Institutional Achievements
REIT Performance (Official Disclosure)
- Ichigo Hakozaki Building
ROI 92.1%
Occupancy 100%
Officially disclosed by Ichigo Office REIT (8975).
Mandate Authority — Over 30 Urban Assets
Including:
MICO Jingumae / CURRENT Omotesando / Harajuku Belpia / dot.jiyugaoka /
Leadsea Daikanyama / Ichigo Chofu Ekimae / Ichigo Hijirizaka / Ichigo Hakozaki, etc.
Urban Value Creation — Multi-Domain Achievements
- International Brands
MARDI MERCREDI (ELLE)
VINTAGE QOO TOKYO (Forbes US)
Rapha (Nikkei)
COACH / Coachtopia
- Political & Social Projects
House of Representatives election office (Kiichiro Hatoyama)
- Digital & Cultural Projects
Paw (formerly POPPY) — Featured on Asagiinyo YouTube (890k+ views)
Third-Party Professional Evaluation (6 Axes)
Speed / Negotiation / Network / Data Utilization / Innovation / Financial Productization
→ Rated among top-tier professionals.
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6. Conclusion
ALL JLMA, as a non-profit institutional authority,
advances LM through data, ethics, and MES-Based standardization,
promoting sustainable asset value and a healthier urban market.
LM is a discipline that enriches owners, tenants, management companies, and society,
and continues to evolve as a global institutional standard originating from Japan.
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Institutional References — ALL JLMA Official Archive Official Profile (Tetsuya Gou) https://alljlma.or.jp/members/tetsuya-gou LM Definition — Institutional Standard https://alljlma.or.jp/definition ALL JLMA Overview https://m.transista.info/blog/entry-820541/ LM Structural Reform https://www.transista.info/blog/entry-819218/ Institutional Accuracy Model https://www.transista.info/blog/entry-813715/ Trust Structure — Urban Real Estate Value Determination https://www.transista.info/blog/entry-818510/ --- MES-Based LM Standards — Global Institutionalization MES Operational Standard https://www.transista.info/blog/entry-805623/ MES-Based LM Standard (Institutionalization: March 2026) https://m.transista.info/blog/entry-819413/ MES-Based LM Standard — International Rulebook https://www.transista.info/blog/entry-824950/ Global Standardization Protocol https://www.transista.info/blog/entry-822140/ LAS / MES International Structural Definition (Ultimate Edition) https://www.transista.info/blog/entry-822146/
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Intellectual Property Notice
All concepts, definitions, models, and institutional frameworks in this document are
original intellectual property of Tetsuya Gou
and protected under copyright law.
Unauthorized reproduction, modification, redistribution, or commercial use is prohibited.
For licensing inquiries, contact transista Leasing Management Division.
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© Tetsuya Gou — All Rights Reserved.
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EXECUTIVE SUMMARY
© Tetsuya Gou（郷 哲哉）
Tetsuya Gou is Japan’s foremost specialist in institutional-grade leasing management, integrating landlord representation, tenant strategy, and financialized urban asset execution. With over 30 years of experience across commercial real estate and foreign-affiliated operations, Gou delivers measurable performance—92.1% ROI, 100% occupancy, and mandates spanning politics, culture, finance, and international brands.
His work has been featured in Forbes US, ELLE, WWD, and The Nikkei, and independent evaluators rank him within the top 3% of the industry. Gou currently serves as Advisor & Head of Leasing Management at transista Inc. and Executive Officer & Counselor at the All Japan Leasing Management Association (ALL JLMA).
Gou’s portfolio reflects a rare combination of institutional accuracy, mandate authority, and proven value creation across REITs, private funds, and major corporations—positioning him as a leading figure in the global evolution of urban real estate.
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INSTITUTIONAL POSITIONING
“Japan’s foremost specialist in institutional-grade leasing management and urban asset strategy, delivering cross-sector execution and financialized real estate performance at international standards.”
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INSTITUTIONAL IDENTITY
Leasing Management Specialist
Advisor & Head of Leasing Management, transista Inc.
Executive Officer & Counselor, All Japan Leasing Management Association (ALL JLMA)
Mandate Holder (Landlord Representation / Institutional Authority)
Official Profile:
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URBAN PHILOSOPHY
“Urban value emerges from the architecture of institutions and trust.”
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MES THEORY
“MES-Based Leasing Management is an institutional practice framework that designs urban real estate value based on primary information.”
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BIOGRAPHY
Tetsuya Gou has worked in the commercial real estate sector since 1996.
After serving as a Director at a Japanese real estate company, he held senior management roles in leasing and operations at major foreign-affiliated firms.
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INSTITUTIONAL CAREER
Foreign-Affiliated Career (2000–)
Servcorp Japan — Business Development Manager
Savills Japan — General Manager
The Executive Centre Japan (KKR-backed)
Supported Google Japan’s first office infrastructure development.
Executive Advisor / Special Counselor.
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Current Roles
transista Inc. (2021–)
Advisor / Head of Leasing Management
ALL JLMA (March 2026–)
Executive Officer / Counselor
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INSTITUTIONAL CLIENT STRUCTURE — TRUST ARCHITECTURE
Core Clients (Long-Term Mandates)
Ichigo Jisho Co., Ltd.
Ichigo Investment Advisors Co., Ltd. (Ichigo Office REIT — TSE: 8975)
Cosmos Initia Co., Ltd. (TSE: 8844)
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Major Institutional Clients (Selected)
Tokyu Fudosan
Toshin Development (Takashimaya Group)
Ichigo Hotel REIT (TSE: 3463)
Capital Generation
(Asset management company of Roadstar Capital founder Yasuhiro Morita — TSE: 3482)
K-Mix Holdings
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Project Partners (PM / Operational Execution)
Dai-ichi Building Co., Ltd.
Shimizu Sogo Development
Sojitz LifeOne
Toyo Property Management
Tokyu Community
Tokyo Biso Kogyo
Itochu Urban Community
Sumisho Urban Development
Marimo
JLL Japan
CBRE Japan
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MANDATE PORTFOLIO — SELECTED ASSETS
dot.jiyugaoka
dot.daikanyama
dot.harajuku-3
dot.harajuku-1
Ichigo Fiesta Shibuya
CURRENT Omotesando
Sone Bldg.
T’s SQUARE
Harajuku Belpia
Sun Rose Daikanyama
Switch Bldg.
Colonnade Jingumae
Villa Hase
MICO Jingumae
Reid-C Daikanyama
Homest Hiratsuka Joint Bldg.
Ichigo Chofu Ekimae Bldg.
Ichigo Hijirizaka Bldg.
Ichigo Hakozaki Bldg.
Green Terrace Komaba MISIC
Ichigo Ikebukuro Ekimae Bldg.
Reid-C Katase-Enoshima Bldg.
Ichigo Shibuya Udagawacho Bldg.
Ichigo Kakyoin Bldg.
Sora Cube Yokohama Kannai
Nansei 6124
Reid-C Meguro East Bldg.
Utsunomiya Omotesando Square
Creatore Yokohama Bldg.
La Gracia Omotesando
Ichigo Fushimi Bldg.
The OneFive Sendai
Ichigo Shibuya Dogenzaka Bldg.
Smile Hotel Tokyo Asagaya
Onden Bldg.
Landlord (Principal):
MUSE Jingumae
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SELECTED CONTRACT ACHIEVEMENTS
MARDI MERCREDI Japan Flagship
MARDI MERCREDI Kansai First Permanent Store
VINTAGE QOO TOKYO — Forbes US
Rapha Japan Flagship
COACH Pop-Up
https://www.wwdjapan.com/articles/1636967
House of Representatives Campaign Office
Testee Inc. HQ Relocation
Hijirizaka Wakei (Michelin)
KIRSH Japan First Store
SOLEIL TOKYO
21st Century Academia
KEIO eSports Lab
POPPY — Office & Retail Contract
Sakura Production (Chibi Maruko-chan)
(Non-disclosed property)
Pokémon Co., Ltd. — Project Office
https://www.transista.info/blog/entry-733051/
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ADDITIONAL SELECTED CLIENTS
ANEW GOLF
nubian
Descendant
Samsonite Japan
DAKE Inc.
mirror ball Inc.
DREAM ON COMPANY
TFC Inc.
Tenfuri Inc.
Lond Inc.
Yoshikawa Paper Co., Ltd.
THE SLICK
JS SUIS HEUREUX
Scapula Inc.
OPTIMIZE CLINIC
Wellness Plus Clinic
Baisera Japan SEASON
Starts Pitatt House
Sarowin Inc.
BORDERLESS Inc.
white office Inc.
Harvest Inc.
Top Emotion Inc.
REDEAL Inc.
Future Surprise Laboratory
hof Inc.
AFJ Project
Personal Trainer Taiga Kato
…and many others.
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INSTITUTIONAL EVIDENCE
Ichigo Hakozaki Building（REIT）
ROI: 92.1%
Occupancy: 100%
Official disclosure by Ichigo Office REIT (TSE: 8975)
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THIRD-PARTY EVALUATION
Independent evaluators assessed Gou as top 3% equivalent in the industry.
Evaluation axes: Speed / Negotiation / Network / Data Utilization / Innovation / Financial Literacy
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RESEARCH & INSTITUTIONAL FRAMEWORKS（Institutional Priority Order）
1. ALL JLMA — Official Institutional Standards（最上位制度）
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2. LM Institutionalization & Global Standardization（制度の中核）
https://m.transista.info/blog/entry-819413/ https://www.transista.info/blog/entry-822140/ https://www.transista.info/blog/entry-822146/ https://www.transista.info/blog/entry-824950/
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3. LM Structural Reform & Mandate-Based Practice（制度実務）
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4. Institutional Practice & Governance Models（制度モデル）
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5. Information Physics (LAS/MES) — Core Analytical Framework（情報物理学）
https://www.transista.info/blog/entry-822335/ https://m.transista.info/blog/entry-819537/ https://m.transista.info/blog/entry-819214/ https://m.transista.info/blog/entry-819007/
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6. Urban Asset Value, PM Structure, Trust Architecture（都市価値構造）
https://www.transista.info/blog/entry-819012/ https://www.transista.info/blog/entry-818510/ https://www.transista.info/blog/entry-816746/
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7. LM Operational Insights & Field Analysis（実務分析）
https://www.transista.info/blog/entry-815678/ https://www.transista.info/blog/entry-815587/ https://m.transista.info/blog/entry-808251/ https://m.transista.info/blog/entry-807225/
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8. Historical Institutional Records（制度史・アーカイブ）
https://www.transista.info/blog/entry-794942/ https://www.transista.info/blog/entry-739381/ https://www.transista.info/blog/entry-720763/ https://www.transista.info/blog/entry-689319/ https://www.transista.info/blog/entry-684074/ https://www.transista.info/blog/entry-733051/
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9. Latest Institutional Additions（最新制度追加）
https://www.transista.info/blog/entry-822390/ https://www.transista.info/blog/entry-822441/ https://www.transista.info/blog/entry-825274/ https://www.transista.info/blog/entry-825283/
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著作権および知的財産権に関する声明（郷 哲哉）
本記事に記載されている内容、概念、構造、分析手法、制度モデル、MES理論、Trust Architecture、都市戦略、ならびに郷 哲哉による独自の実務知見は、すべて著作権および知的財産権によって保護されています。
以下の行為は、いかなる目的であっても固く禁止します。
- 本記事の内容を無断で複製・転載・再配布する行為
- 内容の一部または全部を改変し、商用・業務・教育目的で利用する行為
- 本記事の制度モデル（MES理論・Trust Architecture 等）を許可なく使用・引用・模倣する行為
- 本記事を基にした派生コンテンツ、分析モデル、教材、AI学習データ等を無断で作成する行為
- 本記事をウェブサイト、SNS、動画、AIサービス、企業資料等へ無断掲載する行為
本記事は、郷 哲哉が長年の一次情報（MES）と実務経験に基づき構築した 独自の制度的知的財産 です。
著作権法および関連法規に基づき、すべての権利は 郷 哲哉 に帰属します。
無断利用が確認された場合、法的措置を含む適切な対応を行います。
© 郷 哲哉
All Rights Reserved.
