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Niseko Train | The Vale Niseko Photo Gallery
 
 

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

 
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Posts Tagged ‘niseko train’

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.

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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:
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Builder, Consultants, Architects and Developer
Do they have prior on ground experience? Have they built quality residential in cold weather climates?
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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?
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Views
Have they been fully captured? Can they be built out in the future?
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Location
How is it in terms of noise, motor traffic, people movement, snow management?
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Operating costs
Are they fixed? Does design ensure efficiency? Cold climates are costly - has this been taken into consideration?
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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?
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Materials
Are they robust or will they cause maintenance costs to rise?
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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.
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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)?
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Sales Contracts
Is specification detail substantive? Has it all been locked off prior to sale release?

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Whilst all projects experience differing quality levels, you will not see any of the following issues in The Vale Niseko:
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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?
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Living Space
Has the design team created functional space for alpine living and rentals? Will it survive guests or will it damage easily?
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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?
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Fixtures and Fittings
Has the developer imported inferior goods from China or used quality products?
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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?
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Bathtubs
Are they of a western size (which is a minimum of 1600mm) or are they just for show? Is there an overflow?
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Floor Wastes
Has the floor sufficient runoff? Is there a floor waste (drain) in all wet areas for example laundries?
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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.
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Power Outlets
Are they functional and well located?
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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?
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Contract Specifications
Is the level of detail of what you are buying specifically documented in the contract-for-sale?
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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.

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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.

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Niseko Yields & Investor Returns in Focus

Monday, June 15th, 2009

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

Yields are becoming a more important factor to consider, as the global economy squeezes discretionary spending. The return on investment (ROI) has to become a dominant driving factor.

Fortunately, we should see operating costs stabilize if not drop slightly as heating costs fall. Niseko, in general, operates on a slightly cheaper total cost model than our North American and European competitors, so overall Niseko is well positioned in the current economic climate.

Delivery of strong yields is dependent upon occupancy rates; a factor which is driven largely by the performance of the property management company. Thankfully, Niseko is blessed with several capable and efficient operators. The other success factor is the indirect branding of Niseko, and gladly it still remains the most topical, accessible and lively ski destination in Asia.

World Economic Crisis and Opportunities in Niseko

Monday, June 15th, 2009

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

We’ve fielded a number of calls of late from people pondering the global economy and how it may impact their Niseko investment. When some of the world’s most respected brand names turn to dust it’s time for everyone to slow down and evaluate their positions – Niseko is not immune… Here’s a brief discussion on the impact the recent events may have on investing in Niseko property.

Sub-prime claims Merrill Lynch, Lehman Brothers, & Bear Stearns, AIG in trouble! We all know what has happened and there are better brains and places to discuss those events. Our focus is on how they impact upon us as developers and you as investors.

For potential buyers there is only one question: Is Niseko still a good place to invest? We believe it is, and here’s why:

Resort Fundamentals

  • There are many examples of profits made over the last few years in Niseko. While Niseko values rose off a very low base the capital growth is sustainable as the buyer demographic evolves with the increasing profile.
  • Niseko is the hottest snow resort in the world right now. There are alternatives within Japan, but Niseko is THE international brand.
  • Big corporate dollars bring marketing campaigns which cast a global net, growing numbers and stabilize them against fluctuations. As an example, the international print and TV coverage obtained by the Niseko Hilton is fantastic.
  • Because Niseko is well established it enjoys a degree of sustainability with infrastructure improving all the time.
  • By global standards Niseko is still small, and growth remains strong.
  • Unlike most world famous resorts its ski lifts still operate far under capacity on all but the busiest day allowing comfortable growth in visitor number with exiting lift infrastructure.
  • If for any reason development were to suddenly cease, existing apartments would leap in value.
  • Niseko is Asia’s powder playground. One billion people, all enjoying increasing disposable incomes, live within a 4 hour flight.
  • While regional growth may slow (as in any market) the premium market is expected to show continued strength - as in countless examples worldwide. Location and quality will be the key drivers to future growth, the core fundamentals of the Nisade business model.

Economic Performance

  • With tough times in the stock market, property is seen as a secure alternative. We believe that Japanese real estate offers one of the more stable and secure Amongst Japanese real estate Niseko has led the way for the last three years with astounding growth of 37.5% to July ‘07 & 40.9% to July ‘08. (Japanese Govt. figures)
  • Our long term view is for an appreciating Japanese Yen which will complement investment returns.
  • For decades Japan has ridden through a series of global challenges relatively undisturbed. There is much debate on why it defies market trends - but everyone agrees it does. Japan is firmly Asian, and the latest woes have impacted Asia far less than the US and Europe.

The Vale Niseko

  • Developer stability and Project Completion is now a question that buyers must ask of any developer.
  • The arrival of lenders is re- stimulating the market; the low cost of funds is an attractive leverage.  With CBA and NAB offering robust finance options, the market is poised to accelerate again once the financial system stabilizes.
  • Some buyers have decided not to proceed but we have been buoyed by how many proceeded in the knowledge that there can only ever be one The Vale Niseko.
  • Some original investors are taking this new opportunity to expand their portfolio, while new buyers are emerging from our subscription database.

Are we biased? Yes, but at the end of the day we too are investors. We would be happy to discuss any concerns you may have regarding a Niseko investment. Please contact us and find out how we can help.

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