Hirafu Gateway Corner – Large Development Site

This prominent site sits at the T-junction where Route 5 meets the main road into Hirafu and Izumikyo, capturing almost all of the inbound traffic to the resort. Its dual road access, large scale, and clear line of sight to both the ski hills and Mt Yotei make it an outstanding opportunity for a commercial or mixed-use development at the main Niseko gateway.

Property Features

• Price: JPY 2,100,000,000
• Land Area: 43,546 sqm (13,172 tsubo)
• Access: Frontage to Route 5 and the Hirafu approach road
• Views: Mt Yotei and Mt Annupuri
• Zoning:
  • Resort Gateway Area (リゾートゲートウェイ地区)
  • Roadside Accumulation District (沿道集積地区)
  • Agricultural and Forest Conservation Zone I (農地森林保全I地区)
• Distance to Ski Hill: 4 km

Development Potential

The property spans several planning zones, each allowing distinct but compatible uses:

• Resort Gateway Area: mixed-use development under scenic controls.
• Roadside Accumulation District: small-scale commercial uses that serve road traffic such as cafés, shops, restaurants, offices, and visitor facilities.
• Agricultural and Forest Conservation Zone I: limited to residential, tourism, or low-density use with restrictions on building coverage and height.

Under the Hirafu Kōgen Scenic District regulations (Building Guidance Section, 28 June 2023):

• Max. building height: 13 m (eaves up to 9 m)
• Setbacks: 6 m from roads, 5 m from boundaries
• Minimum plot size: 1,000 sqm
• Roof: gable, hipped, or single-slope with at least a 30% roof slope
• Exterior: subdued, non-reflective finishes in natural tones

Hotel and Residential Use

Hotels in this area have strict scale controls, and this needs further due diligence and discussions with the council. For similar areas, the rules are:

• Under 1,000 sqm: capacity up to 15 guests, 3 storeys max.
• 1,000–3,000 sqm: capacity up to 50 guests, 3 storeys max, 15 m setback, one building per 30,000 sqm development area.

Given these limits, the site best suits boutique accommodation, clustered chalets, or mixed-use commercial and residential projects.

Overview

With visibility and traffic from Route 5, scenic views, and proximity to both Hirafu and Kutchan, this property offers one of the region’s most versatile large-scale sites for future development.

Contact us for further details or to arrange a viewing.