Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-settings.php on line 472

Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-settings.php on line 487

Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-settings.php on line 494

Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-settings.php on line 530

Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-includes/cache.php on line 103

Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-includes/query.php on line 21

Deprecated: Assigning the return value of new by reference is deprecated in /home/nisade/public_html/thevaleniseko.com/wp/wp-includes/theme.php on line 623
尼赛考 | The Vale Niseko Photo Gallery - Part 2
 
 

a niseko ski property like no other
on snow ski in ski out . natural thermal spa
ultra ski-chic alpine interiors . private onsens
ultimate ski run panorama . heated pool
restaurant . après bar . après terrace
mix of exquisite studio, two, three apartments
ultra premium penthouses . ultra luxe lobby
award winning international design team

 
home the vale niseko location architecture investing onsen penthouse partners photo gallery contact book for an appointment
 

Posts Tagged ‘尼赛考’

The Return of the Family Holiday

Wednesday, June 17th, 2009

(Extract from “Niseko Alpine Review - December 08″ - to subscribe for your latest edition click here)

Whilst recently in Hong Kong I could not help but marvel at the concentration of aspiration retailing, I have never seen so many branded hand-bag shops in the one city. Perhaps I only noticed as I, like so many, am trying to foresee the long term impact of the financial crisis. I have a strong belief that the end result for many will be a withdrawal back to the very core fundamentals of health and family.

It is my belief that globally we as individuals will be torn backwards and those great many aspiration driven wants, not needs, will be passed by. Do we really need that new watch, another handbag or the latest phone?

However, what will not be compromised will be the family holiday, the chance to spend time together. Ask any adult/child and the single most dominant memory will be family holidays and those that are the strongest will be destinations to which the family returned year after year to the point where it almost became a second home. My memory was a beach paradise, Forster on the east coast of Australia. As kids the excitement and anticipation grew all year as we would leave the farm and spend two glorious weeks getting up to mischief in this seaside town. That later transposed to winter holidays in Thredbo.

To that end, I believe Niseko will be a long term beneficiary, we offer a compelling year round destination in one of the last few remaining safe havens globally. Recent tragedy in Mumbai, unfortunately, brings that home to roost on an even higher scale. With two young children it’s refreshing and invigorating to be somewhere where they can roam freely without the unspeakable worries inherent elsewhere. A child can easily holiday in winter outside of Mum and Dad’s controls, the village is safe and secure, and the kids will cherish the freedom and responsibility.

kids-skiing-500w.jpg

Interestingly the demographics of our winter guests warrant investigation. Surprising, the market is dominated by non-skiing or new-to-skiing guests. These people have either skied as a youth then focused on careers and family or they have never skied before. Niseko for these people is an amazing package; the terrain coupled with the phenomenal snow quality allows a rapid transgression to the ultimate winter experience, skiing powder snow. Every year we have new guests coming to experience that one facet of a ski holiday.

That said, just being here in the falling snow captures the mystique and solitude we associate with a white Christmas, it’s an almost sublime experience of tranquility and beauty.

Niseko is offering ever increasing options to the non-skiers with Japanese cooking classes, pottery, calligraphy, glass blowing not to mention snow mobiling, winter hiking and the ubiquitous onsens. As a family package it rates on every front.

The ocean focused seaside resorts that abound for example throughout Thailand, Bali, Seychelles and Vietnam will suffer as the supply options are 100’s of times of what is on offer in ski destinations in Asia. With too many options you almost lose the identity of the area.

Niseko is in its infancy, it will grow to be all things to all people. Come in winter for all the winter activities, come in summer and the offerings are various, pack the kids off rafting, play golf, enjoy a thrilling day out at the Rusutsu theme park, the wealth of lifestyle choices here just keeps growing stronger.

lift-in-front-of-yotei-2-500w.jpg

Using snow to go green!

Tuesday, June 16th, 2009

(Extract from “Niseko Alpine Review - March 09″ - to subscribe for your latest edition click here)

Sapporo’s New Chitose Airport will be cooled during summer using the cold water of melted snow. According to the Regional Cival Aviation Bureau, a mound of snow measuring 100 meters long, 200 meters wide, and 8 to 15 meters tall will be made on-site by collecting plowed snow and covering it with insulation for storage until the summer. The bureau plans to set up a system to utilize the snow for air conditioning, with the aim of starting operations from the spring of 2010.

GERMANY-WEATHER-SNOW-AIRPORT

The Hirafu Property Market

Tuesday, June 16th, 2009

(Extract from “Niseko Alpine Review - December 08″ - to subscribe for your latest edition click here)

Likening the current market to jumping into arctic water when blood rushes from the extremities to the heart; we see the wider Niseko market in the same situation with investment rapidly pulling back to the heart of the region. Today Niseko has only one heart, Hirafu. The slow-down is pulling investment back around the ski portals and infrastructure such as restaurants, bars, ski-shops etc. The core fundamental of “location” is back.

We at NISADE are already evidencing this as enquiry for The Vale is markedly up as people focus on location. The house and land package is, whilst a robust lifestyle investment, will now not be such a strong investment asset unless the house is centrally located so we do expect these sales to slow especially outside of key locations.

Niseko and in particular Hirafu are somewhat insulated for the following reasons:

1. Unleveraged market
The bulk of transactions in the market are not geared. Some obviously have geared up using assets outside of Japan but this is a relatively small component. The effect is that there are few if any distressed sales. Had this market rupture occurred 12 months later the story would have been dramatically different due to higher levels of local gearing.

2. Currency
The dominant buyer profile over the last four years has been Australians who have enjoyed the benefit of a weaker yen. With the dramatic reversal in the last quarter the benefit to these owners has flipped and naturally many are looking to take advantage of this situation. See our article below regarding rates; we think this situation may be short lived.

3. Yields
Overall visitor numbers for this winter look to still be slightly up on last winter, a damn credible outcome in this environment. Few if any other JPY resorts will be able to claim that title and we doubt any in Nth America achieve that result. Occupation rates however will be lower due to additional supply this winter.  However in 2009 due to supply restrictions as new projects are delayed occupancy will once again tighten.  Pricing will remain the unknown but we expect it to stablise at current levels.

penthouse-nightview-balcony-500w.jpg

A Purchasers Guide to Niseko Build Quality

Monday, June 15th, 2009

(Extract from “Niseko Alpine Review - November 08″ - to subscribe for your latest edition click here)

The NISADE business model is built around premium property; superior locations, unmatched finishes and ultimate functionality. These factors underwrite long term investment cash flows in both rental returns and capital gains.

The NISADE team is highly qualified with hands on experience, construction theory and construction management. Our job is to apply this experience to ensure buyers are confident of Niseko’s best value / quality equation.

With that in mind we’d like to list a few key areas that a buyer needs to cross off their check lists in assessing a property beyond simply property location:
……………………………………………………………………
Builder, Consultants, Architects and Developer
Do they have prior on ground experience? Have they built quality residential in cold weather climates?
……………………………………………………………………
Design
Close scrutiny is required to understand flow, functionality, summer and winter use as it’s absolutely critical to long term rental success and capital growth. Has the harsh alpine environs been considered by an experienced cold weather Architect or is it done by an overseas Architect with minimal cold weather experience?
……………………………………………………………………
Views
Have they been fully captured? Can they be built out in the future?
……………………………………………………………………
Location
How is it in terms of noise, motor traffic, people movement, snow management?
……………………………………………………………………
Operating costs
Are they fixed? Does design ensure efficiency? Cold climates are costly - has this been taken into consideration?
……………………………………………………………………
External aesthetic
Will the building date? Does it have wide market appeal? Does it have an alpine look / feel? Does it fit into the Niseko / Japanese style?
……………………………………………………………………
Materials
Are they robust or will they cause maintenance costs to rise?
……………………………………………………………………
Finishes
Is the value / quality ratio strong? Are finishes of the highest quality at that price point? Inferior finishes will always damage resale and rental.
……………………………………………………………………
Completion risk
Will the building be delivered on time (will it be ready for rental) and on budget (if it’s over budget do you know where corners will be cut)?
……………………………………………………………………
Sales Contracts
Is specification detail substantive? Has it all been locked off prior to sale release?

http://www.nisade.com/eDMs/images/spacer.gif
Whilst all projects experience differing quality levels, you will not see any of the following issues in The Vale Niseko:
……………………………………………………………………
Balcony Finish
Is it just painted concrete? Does it have waterproofing issues? Is it slippery? How easily can the snow be removed, will a shovel damage the membrane?
……………………………………………………………………
Living Space
Has the design team created functional space for alpine living and rentals? Will it survive guests or will it damage easily?
……………………………………………………………………
Floor Finishes
What is the quality level? eg vinyl entries so often found in Niseko will wear and tear quickly. Will it date?  Is the quality of a level in line with the purchase price and promise?
……………………………………………………………………
Fixtures and Fittings
Has the developer imported inferior goods from China or used quality products?
……………………………………………………………………
Bathroom Tiles
For a luxury apartment has the developer used tiling that equates to the level of luxury promised in the purchaes price. Are they imported high quality tiles or have they utilised inferior subsidies?
……………………………………………………………………
Bathtubs
Are they of a western size (which is a minimum of 1600mm) or are they just for show? Is there an overflow?
……………………………………………………………………
Floor Wastes
Has the floor sufficient runoff? Is there a floor waste (drain) in all wet areas for example laundries?
……………………………………………………………………
Bench Tops
Are they well made without joints as joints will deteriorate? Japanese builders are renown for zealous joint filing to hide poor workmanship particularly in stone/marble bench tops.
……………………………………………………………………
Power Outlets
Are they functional and well located?
……………………………………………………………………
Heating
Is it sustainably designed? Has all options been considered such as Electrical v Kerosene v Gas? As heating is a major outgoing cost in cold climates, are they placed for maximum efficiency?
……………………………………………………………………
Contract Specifications
Is the level of detail of what you are buying specifically documented in the contract-for-sale?
……………………………………………………………………

Even if you do not plan on personally spending a lot of time in the property, it will pay to consider the above points before making a purchase. In this market, not only buyers but guests too are becoming much more discerning in their tastes.

Investors expecting a return on investment need to think hard about how attractive their property will be to a rental market in the years to follow their purchase. Spending a little extra for the right property at the time of purchase often rewards investors with greater returns year after year.

setsumon-501-500w.jpg

Currency Exchange

Monday, June 15th, 2009

(Extract from Niseko Alpine ReviewDecember 08″ – to subscribe for our latest edition click here)

2008 will go on record as the year the world, certainly Australia learnt about currency and its impact.

With a swing of 40% on the AUD the impact was profound and certainly put many in a very difficult situation to meet commitments. Even the holidaying guests faced a bleak increase in their holiday packages, a pain certainly lessened by the concerted effort of all Niseko operators to discount prices.

Our long term outlook, over the next 5 years, remains unchanged; go long on Japanese yen assets. The short term positions appear to be an aberration.

How do you protect against such currency volatility?

1. Pay in advance
Not only do you reduce your currency exposure you can benefit from discounts as many operators will discount for advance payment.

2. Borrow in yen
An automatic hedge to that level of the loan.

3. Averaging
Often from deposit to settlement is over 12 months so purchase consistently over that period at favourable rates. If you have a longer term view, look for opportunity like our Niseko Taisetsu with only 5% deposit, balance on completion mid 2010.

4. Hedge the currency.
You either buy forward currency or use futures contracts to lock in the price of your currency.

yen-500w.jpg

 
home the vale niseko location architecture investing onsen penthouse partners photo gallery contact book for an appointment
  niseko privacy policy terms of use nisde logo