Niseko Alpine Developments (hereafter referred to as NISADE) reserves the right to extend or reduce a booking hold at will. Once an inquiry has been made, NISADE will send the guest or agent a link to an online payment form to complete the payment. If payments are not received within the advised period, NISADE reserves the right to release or cancel the booking.

NISADE reserves the right to apply different terms and conditions to bookings made via 3rd party agents (including online booking platforms) and through seasonal campaigns or promotions.

a. COVID19 Exemption Criteria:
     i. COVID19 related cancellation requests will be accepted starting 60 days before check-in and will only apply if 100% of the booking amount is paid.
     ii. All COVID19 related cancellation requests must meet the following criteria:
       1. A border closure prohibits entry into Japan.
       2. You or a member of your party has tested positive for COVID19 within 16 days of check in or are under medical supervision or mandatory quarantine due to close contact with someone diagnosed with COVID19.
       3. Mandatory quarantine on arrival for the entire party, which encompasses the entirety of the stay.
       4. In the case that a guest or any member of the party is diagnosed with COVID19 after check in.
     iii. Any cancellation requests that do not meet the criteria above are not eligible for this policy. As always, we recommend that all guests purchase sufficient travel insurance in the case of any travel disruptions, injury, or illness.
b. COVID19 Cancellation Policy:
     i. With documentation of entry restrictions, diagnosis, or mandatory quarantine, guests can transfer non-refundable credit or paid credit to summer 2022 and winter 2022-23. The following restrictions apply:
       1. The new booking must be the same room type.
       2. No blackout dates apply, however, guests must pay the difference in rates for the new booking, and additional terms and conditions may apply.
       3. Bookings may be transferred to a new name for an administration fee of 20,000JPY.
       4. Rebooking is subject to availability.
     ii. For guests who must depart the property due to a diagnosis of COVID19, the remaining nights of their stay may be credited to summer 2022 and winter 2022-23. Remaining nights shall be calculated based on party’s departure date from the property.
     iii. Details:
       1. Kindly note that no refunds can be issued for non-refundable bookings.
       2. NISADE reserves the right to change or close this policy at will and without notice.

a. The 21-22 winter season operation period shall be:
     i. Niseko: 1 December 2021 to 24 April 2022.
     ii. Rusutsu: 1 December 2021 to 24 April 2022.
     iii. Furano: 1 December 2021 to 24 April 2022.
b. The 2021 summer season operation period shall be: 
     i. Niseko: 1 April 2021 to 30 November 2021.
     ii. Rusutsu: 1 April 2021 to 30 November 2021.
     iii. Furano: 1 April 2021 to 30 November 2021.

a. All offers, prices, and terms and conditions are subject to change at will and without notice. This includes descriptions and details of NISADE’s services.
b. A reservation is not confirmed until a receipt of payment is issued by NISADE.
c. Additional accommodation services are subject to availability and not confirmed until full payment is received.  
d. All accommodation bookings are subject to maximum number of guests. Any amendments to the number and/or age of staying guests may change the total accommodation rate or may necessitate rebooking with a different room category.

a. An amendment is any change(s) to your reservation(s) including, but not limited to: name(s), additional persons, upgrading package items, additional items, and housekeeping services.
b. Amendments after confirmation will incur fees as described in 7. Cancellation.
c. An upgrade or downgrade of an accommodation booking is considered an amendment.
     i. All upgrades or downgrades are subject to availability.
     ii. Any upgrade or downgrade after initial confirmation is considered a new booking and is subject to full accommodation charges (see: 7. Cancellation).
d. In the event that the accommodation becomes unavailable NISADE reserves the right to upgrade or to substitute an accommodation of a comparable standard at any time.

a. All rates shall be in Japanese yen and include consumption tax (10%) and onsen tax (if required). Niseko accommodation bookings shall include an additional 2% Kutchan city tax.
b. NISADE reserves the right to change the accommodation rate at will. In the event of a tax increase, the accommodation rate may change for confirmed bookings.

a. The guest shall make a deposit payment to confirm the booking within 3 days of receiving the quote.
     i. Winter Season
       1. 10% deposit due on booking confirmation.
       2. Unless otherwise indicated by the booking plan, the amount of the deposit shall be refundable up to 61 days prior to check-in.
     ii. Summer Season
       1. 100% deposit due upon booking.
       2. Pay on arrival available upon request.
       3. For Always Niseko, The Vale Rusutsu, and Fenix Furano, the deposit payment is refundable up to 3 days before check-in. 
       4. For all other accommodation, the deposit is refundable up to 8 days before check-in.
b. Payment of the deposit constitutes acknowledgement of and agreement to NISADE’s Terms and Conditions. 
c. Final payments for accommodation bookings shall be made as follows:
     i. Winter Season
       1. Final payment shall be made 60 days before check-in.
       2. Final payment is non-refundable, however, for eligible bookings, the COVID19 Special Terms and Conditions may apply.
     ii. Summer Season
       1. Final payment is due no later than check-in. 
       2. Final payment is non-refundable 2 days before check-in at Always Niseko, The Vale Rusutsu, and Fenix Furano and 7 days before check-in at all other accommodation. 

a. NISADE accepts payment by valid credit card or through telegraphic transfer only or cash (payment on arrival only). 
     i. NISADE reserves the right to deny service in the event that guests are unable to provide the credit card used to make the booking or a written authorization from the cardholder accompanied by a copy of the credit card and the cardholder’s identification on check-in.  
b. By confirming your booking, you authorize NISADE to charge the final payment to the credit card used to pay the deposit in accordance with the final payment schedule above.
c. Credit card payments:
     i. Any changes to credit card information shall be communicated to NISADE prior to final payment due date.
     ii. Payments shall not be split between multiple credit cards.  
     iii. NISADE does not accept responsibility for any additional charges incurred due to bank fees or foreign transaction fees.
d. Telegraphic transfer payments: 
     i. It is the guests’ responsibility to inform NISADE when a telegraphic transfer has been initiated.
     ii. NISADE does not accept responsibility for any bank fees incurred by telegraphic transfers. The guest is responsible for including all fees (sending, intermediary, and receiving) in addition to the remitted amount.  
     iii. NISADE recommends including an additional ¥8,000 to cover any and all remittance fees. However, guests are advised to confirm the fee schedule with their bank prior to remitting. dit cards.  
e. NISADE reserves the right to cancel any unpaid bookings. 
f. Disputes:
     i. NISADE shall be notified immediately if the guest has a bona fide dispute in respect of the whole or part of the invoice on receipt of invoice. Any invoices not disputed will be deemed to have been accepted by the guest.
     ii. The parties shall co-operate in good faith to resolve the dispute over any invoice as amicably and promptly as possible and on settlement of any dispute the guest shall make the appropriate payment.

a. A cancellation is any change(s) to an accommodation type or to check-in and/or check-out dates.
b. During the winter season, the following cancellation fees will be assessed:
     i. All Resorts:
       1. Amendment fee of ¥20,000 for all cancellations.
       2. 100% of the total booking value if cancelled less than 60 days prior to check-in.st.
       3. For eligible bookings, COVID19 Special Terms and Conditions apply.
c. During the summer season, the following cancellation fees will be applied:
     i. Always Niseko, The Vale Rusutsu and Fenix Furano:
       1. 100% of total booking value 2 days prior to check-in.e or an addition.
     ii. All other accommodation:
       1. 20% of total booking value 3-7 days prior to check-in.
       2. 100% of total booking value 2 days prior to check-in.
d. NISADE is not responsible for any loss of service or extra fees accrued due to itinerary changes caused by weather, travel restrictions, or for any other reason. It is the responsibility of the guest to hold sufficient travel insurances to cover against such losses, and the responsibility of the guest to process such claims with their insurance provider. The only exception is bookings covered under the COVID19 Special Terms and Conditions as per the COVID19 Special Terms and Conditions stipulated in this document.

a. All offers, prices, and terms and conditions are subject to change at will and without notice.
b. Guest services bookings are not confirmed until a confirmation of services is issued by NISADE.
c. Guest services are subject to availability.  
d. Payment for guest services is due 16 days prior to check-in.  This payment is non-refundable.
e. Cancellation of guest services:
     i. A cancellation is any change(s) to a package item, which is not an upgrade or an addition.
     ii. Cancellation fees will be assessed as follows:
       1. 17 days or more prior to check-in will incur an amendment fee of ¥4,000 and may be subject to additional fees.
       2. 16 days prior to check-in will incur 100% of the total price.
f. Guest services may not be rescheduled due to changes in travel itinerary or if the guest is unable to attend. Guests may be advised to repurchase services upon check-in at the accommodation.
i. Unused items are non-refundable.

a. NISADE shall not be held liable for an any loss, damage, delay, consequential loss, injury, or death resulting from force majeure, unavoidable circumstances, or due to any reason not attributable to NISADE. It is the responsibility of the guest to purchase appropriate travel insurance to provide protection in the case of any aforementioned circumstances. 

a. Check-in time is from 15:00; guests who check in after hours will receive instructions from each property.
b. Check-out time is at 10:00.
c. NISADE does not guarantee early check-ins or late check-outs.
     i. In the case of early check-in before 15:00 or late check-out after 10:00 extra charges may apply.
       1. Check-out after 10:00, but before 12:00 will incur an additional charge of ¥15,000.
       2. Check-out after 12:00 will incur an additional full night charge.
     ii. Early check-ins and late check-outs are subject to availability. 
     iii. To request an early check-in or late check-out, please check with the reception in-resort.
     iv. Should you arrive after reception hours, a self-check in procedure will be sent prior to arrival.
d. Should the reservation include a room change, guests are required to pack and vacate the room by 10:00. 
e. In compliance with Japanese Hotel Law, all guests must provide their passport details on check-in.
f. NISADE requires a credit card on check-in to cover any incidental charges.

a. NISADE requires guests to provide their arrival and departure information 14 days prior to check-in date.  
b. NISADE requires guests to confirm their preferred bedding configuration (if applicable) 14 days prior to check-in. If no configuration is provided, bedding will be set as TWIN bed. Last-minute bedding changes shall be subject to a surcharge.

a. Unless stated otherwise, apartments shall be serviced every second day; mid cleaning shall be done every five nights.
b. Additional housekeeping may be requested, but will incur additional fees. 

a. NISADE accepts no liability for any damage(s) caused to rooms, apartments, furnishings, and/or equipment through any act, fault, or neglect by the guest. Guests agree to accept liability for payment for any damages for which they are found to be at fault.
b. All properties managed by NISADE are strictly non-smoking, except in designated smoking areas. Guests who smoke outside the designated smoking area will be liable to pay a ¥50,000 fine and additional damage charges may apply.

a. Parking is limited and available on a first-come, first-serve basis only. Guests are advised to inform NISADE of any parking requirements in advance.
b. In the event that onsite parking is not available, NISADE may suggest alternative public parking areas, which may not be located near the accommodation and may incur a separate charge.
c. Parking cannot be guaranteed for any last-minute bookings or additional guests. Please inquire at reception for availability.



Intuition combines spectacular natural vistas with exceptional location adjacent to the village center, just steps away from ski lift, dining and shopping.

Always Niseko

ALWAYS NISEKO is the ideal home away from home for guests who are ready to dive into the year-round smorgasbord of excitement that Niseko has to offer.

The Vale Rusutsu

The Vale Rusutsu is located at the base of the world class ski slopes of Rusutsu resort, winner of Japan’s Best Ski Resort at The World Ski awards for three consecutive years.

The Setsumon

Niseko’s luxury boutique apartments at The Setsumon offer the best of beautiful Niseko with stunning night and alpine panoramas. 

The Freshwater

Featuring 11 apartments with uncompromising attention to detail, The Freshwater combines the best of both Japanese and Western cultures to deliver true boutique luxury in a superb location.

Snow Crystal

Nestled at the foot of the Family Ace Chairlifts of Grand Hirafu Niseko, Snow Crystal deftly marries the conveniences of immediate ski hill access with modern elegance.

Fenix Furano

Fenix Furano provides all the convenience of a ski-in ski-out location with the luxury and versatility of a purpose-designed property, featuring 62 full-service units ranging from hotel-style suites to multi-bedroom apartments and penthouses.

Yu Kiroro

Yu Kiroro offers you an opportunity to awake to epic powder snow right on your doorstep, or enjoy your own sanctuary retreat whenever you crave peace and solitude.

The Vale Niseko

With a string of awards to its name, including World’s Best Ski Boutique Hotel 2014, 2015, 2016 & 2017 The Vale Niseko offers internationally renowned holiday luxury.

The Maples Niseko

2018 December grand opening ski-in, ski-out property, The Maples Niseko offers 73 units, ranging from studio, 2 bedroom, 3 bedroom & penthouses.


Nominated for World’s Best Ski Chalet in 2015, you’ll know that you’ve arrived in Niseko’s most luxurious address as soon as you set foot into your exquisite Terrazze apartment.


Designed by the acclaimed architect Nakayama Makoto, this delightful property boasts top quality modern appliances, peaceful surroundings and fantastic views, while only minutes away from all restaurants, bars, and The Ace Family ski slope.

Sekka Sekka

Sekka Sekka is a 4-story holiday house with a basement and an elevator, located in the heart of Hirafu village. Just a short walk from the house to ski lifts, restaurants, bars, ski rentals, convenience store and bus stop.


Kozue boasts a prime Hirafu Village location with easy access to the slopes.


Brand new launch for 2019 season, Hinzan’s modern European duplex-style units in the heart of snowy Hirafu village are designed to deliver a luxury experience in a breathtaking location.


Nominated for the World Ski Awards 2014 and 2015, Glasshouse is Niseko’s most elegantly appointed 5 bedroom designer home.