For enquiries, we reserve the right to determine the period your booking is being held, during this time you will be sent an electronic payment form to complete the payment. We advise our guests to inform our Reservations Team if you would like to secure the booking as soon as possible to avoid any disappointment. If payments are not received within the advised period, your booking will be cancelled or released.

1.1. A Reservation is not confirmed until a Confirmation is issued by us.
1.2. All offers, prices, terms and conditions are subject to change or withdrawal without notice prior to a Confirmation being issued.
1.3. The booking details are as per the Confirmation, errors and omissions excepted.
1.4. Additional service charges are booked subject to availability and not confirmed until payment is received in full
1.5. Descriptions and details of our services are subject to change at any time.
1.6. Accommodation is subject to maximum number of guests. Any amendments on the number and age of staying guests, may change the total accommodation rate or category.

2.1. All prices are in Japanese Yen and include 10% Japanese consumption tax and 2% Kutchan Accommodation city tax.
2.2 In event of circumstance beyond the accommodation provider (including but not limited to, increase in the standard rate of VAT or introduction of new tax from local authorities), NISADE reserves the right to vary the accommodation rate to an extent that reflects such circumstances. 


3.1. Deposit payment is required to confirm your booking.
3.2. Winter Accommodation check-in window is between 23rd November to 30th April. 

3.3. Summer Accommodation check-in window is between 1st May to 22nd November.

3.4. NISADE reserves the right to apply different deposit payment’ terms & conditions, on reservations made through 3rd party and/or reservations where a discount is applied.
3.5. Deposit as per the clause 3.2 & 3.3 is subject to a non refundable terms and conditions. 


4.1. Amendment is any change to names, adding extra people to your booking, upgrading of Package Items or upgrading of Additional Items, including your Guest Services or additional Housekeeping Services.
4.2. Amendments after Confirmation incur an administration fee of ¥4,000 per change.
4.3. Upgrade or Downgrade of Accommodation is defined as changing of different apartment/accommodation’s category and/or cancellation of your initial accommodation confirmation.
        4.3.1. An upgrade/Downgrade of accommodation is subject to availability
        4.3.2. Any upgrade/Downgrade of accommodation after initial confirmation is considered as a new booking and subject to full accommodation charge (see Claus 6- cancellation) 
4.4. We reserve the right to subsitute or upgrade accommodation with accommodation to a comparable standard and type where unvoidable


5.1. For prepaid reservations, you have to pay in advance by a valid credit card or bank transfer. Please note that if payment is done with a credit card belonging to another person who won't be present at the hotel, we will need a written authorisation send by credit card holder with a copy of his credit card and copy of this ID. The hotel reserves all rights to refuse the access to any guests who are not able to show us the credit card he used for his reservations or if we did not received the authorisation before his/her arrival.
5.2. The remaining balance of your booking is as per your Receipt of Payment sent by our Reservations Team.
5.3. You authorize us to charge the Balance of the Confirmation Total to the Credit Card which you use to pay the Deposit any time as per clause 3.
5.4. If the balance needs to be charged to a credit card other than the one used to pay the deposit it is your responsibility to advise and confirm details with us in writing at least 70 days prior to Check In.
5.5. The final payment of your accommodation is non refundable.
5.6. It is not possible to split payment for the deposit or balance between multiple credit cards.
5.7. If payment is processed through Telegraphic Transfer, All bank fees incurred must be paid in addition to the remitted amount. This includes any sending, intermediary and receiving bank fees. As a guide, an additional ¥7,000 usually covers any intermediary/receiving bank fees. Where this does not cover all bank fees, the shortfall will be due on arrival.
Non-payment of deposit or final balance may lead to auto cancellation. Payment of a deposit constitutes acceptance of our booking terms and conditions.


6.1. A Cancellation is any change to the accommodation type or accommodation check-in or check-out dates.
6.2. A Cancellation of some or all bookings will incur a cancellation fee. The cancellation fee shall be a percentage of the charges payable in respect of the total amount of accommodation (See table 6.3 & 6.4).
6.3. Winter Accommodation Booking check-in window is between 23rd November to the 30th April.

6.4. Summer Accommodation Booking check-in window is between 1st May to 22nd November.

6.5. If your arrival and departure time or date changes due to delayed of flights, weather conditions or any other reason, loss or extra fees on your accommodation or additional items need to be claimed to your travel insurance (refer to clause 9).
6.6. NISADE retained the right to apply different cancellation payment’ terms & conditions, on reservations made through 3rd party and/or reservations where a discount is applied.



7.1.  A cancellation is any change to a Package Item, which is not an upgrade or an addition.
7.2.  A cancellation made 16 days or less prior to check-in will incur 100% of the total price.
7.3.  A cancellation made 17 days or more prior to check-in will incur an amendment fee of ¥4,000, and may be subject to additional fees.
7.4.  Any amount to be refunded from cancelled Package Items or Additional Items will be held as a credit on your account to be applied to other services or refunded upon check-out.
7.5.  Guest Services Items are non-refundable and may not be rescheduled due to changes in travel itinerary or if you are unable to attend. You may be advised to repurchase services upon check-in at the accommodation.
7.6.  Unused items are non-refundable.
7.7.  Full payment for your Guest Services are required 16 days prior to check-in. This payment is non-refundable.



If the guest has a bona fide dispute in respect of the whole or part of the invoice, it shall be notified to NISADE immediately on receipt of invoice. Any invoices not disputed in accordance to this clause will be deemed to have been accepted by the guest. 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. 



NISADE and our agents are not liable for any force circumstances, loss, damage, delay, consequential loss, injury or death resulting from any act or circumstance during ours guests stay in Niseko. We expect guests to protect themselves with appropriate travel insurance to avoid any of the above circumstances. Such travel insurance must be arranged at the time guests pay their deposit.

In these booking conditions ‘force circumstances’ means an event which we / the supplier of the service (s) in question / the Third-Party Supplier could not, even with all due care, foresee or avoid. Such events may include, whether actual or threatened, war, riot, civil strife, terrorist activity, industrial dispute, natural or nuclear disaster, adverse weather conditions, epidemics, pandemics, fire and all similar events outside the control of the party concerned. 



10.1. COVID19 Exemption Criteria:
       10.1.1. COVID19-related cancellation requests will be accepted starting 30 days before check-in.
       10.1.2. All COVID19-related cancellation requests must meet the following criteria:
                   a. A border closure prohibits entry into Japan (either a due to an entry ban or an exit ban).
                   b. 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.
                   c. Mandatory quarantine on arrival for the entire party, which encompasses the entirety of the stay.
                   d. In the case that a guest or any member of the party is diagnosed with COVID19 after check-in.
       10.1.3. 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 other travel disruptions, injury, or illness.
10.2. COVID19 Cancellation Policy:
       10.2.1. With documentation of entry restrictions, diagnosis, or mandatory quarantine, guests can transfer non-refundable credit or paid credit to 21-22. The following restrictions apply:
                   a. The new booking must be the same room type.
                   b. Blackout dates apply (22 Dec – 4 Jan, 30 Jan – 7 Feb), however, guests must pay the difference in rates for the new booking, and additional terms and conditions may apply.
                   c. Bookings may be transferred to a new name for an administration fee of 20,000JPY.
                   d. NISADE permits changes to any booking moved to 21-22 for 10 days after the move for free.  Outside of the 10 days window, any amendments will be subject to a 20,000JPY amendment fee and rebooking is subject to availability.
       10.2.2. For guests who must depart the property due to a diagnosis of COVID19, the remaining nights of their stay may be credited to 21-22. Remaining nights shall be calculated based on party’s departure date from the property.
       10.2.3. Details:
                   a. Kindly note that no refunds can be issued for non-refundable bookings.
                   b. Niseko Alpine Developments (NISADE) reserves the right to change or close this policy at will and without notice.



NISADE cannot accept liability, pay compensation, reimburse expenses or accept responsibility where we are forced to make minor or major changes to your booking, or cancel your booking due to ‘force majeure’, that is, unusual or unforeseeable circumstances beyond our control, the consequences of which could not have been avoided even if all due care had been exercised. These include but are not limited to, war, threat of war, riot, civil or political unrest, industrial dispute, terrorist activity threatened or actual and its consequences, natural or nuclear disaster, fire, adverse weather conditions, epidemics, pandemics, closure of ports or airports, air traffic control delays, technical problems of transport or other circumstances beyond our control.



12.1. Check-in time is from 15:00.
       12.1.1. NISADE cannot guarantee any early Check-ins.
       12.1.2. Where available and in the case of early check-in before 15:00, 100% of the room rate will be charged or we suggest guests to book an additional night prior to arrival.
       12.1.3. Any check-in after reception hours, a self check-in procedure will be sent to guests prior to arrival. Please familiarize yourself with the procedure.
12.2. Check-out time is at 10:00. Late check-out can be accommodated based on availability.
       12.2.1. NISADE cannot guarantee any late check-outs.
       12.2.2. Late check-out after 10:00 but before 12:00, an additional charge of ¥15,000 will be charged.
       12.2.3. Late check-out after 12:00, a full nightly rate will be charged.
12.3. Where a room change is required, Check-out time is 10:00. Guests are requested to pack their belongings prior to vacating the room. We will prioritize the cleaning of your new room and move your packed belongings. When ready, Front Desk will communicate the possible check-in time accordingly.
12.4. Passport details must be provided upon check in. This is a requirement by Japanese law.
12.5. Guest’s credit card information is required upon check-in for incidental charges.


13.1. Guest Arrival and Departure times are to be provided 14 days prior to arrival.
13.2. Preferred bedding configuration is obligatory and need to be advised at least 2 weeks prior to arrival. If there is still no preferred bedding configuration provided 2 days prior to check-in, a default arrangement of TWIN Beds will be setup.
13.3. Any changes in bedding configuration upon arrival is subject to surcharge. NISADE reserve the right to decline the request.


14.1. Unless stated otherwise, apartments are serviced every second day with mid clean every five nights.
14.2. Request for additional housekeeping will incur additional charges.
14.3. Daily cleaning is provided for Always Niseko rooms.


Guest shall be responsible of any damage caused to the allocated rooms or apartment or the furnishing, utensils and equipment, therein or the venue generally by any act, default or neglect of the client or any sub-contractor, employee or guest of the client and shall pay the accommodation provider (NISADE) on demand the amount required to make good or remedy any such damage. 


16.1. Parking space is limited, and reservation is required. Confirmation for parking space will be sent together with the pre-check letter prior to your arrival.
16.2. NISADE may suggest alternative public parking area during peak period which may not be located nearby the accommodation.
16.3. Parking space is not guaranteed for any last minute bookings or guest who did not reserve any parking space in advance.