Hakuba Lodge for Sale in Iwatake-Shiojima: 17SLDK Timber Pension

HL-0006 is a used lodging property named as a pension for sale in Iwatake-Shiojima, Hokujo, Hakuba Village, offered at ¥77,000,000. The timber building is laid out as 17SLDK with 603.64 m² of floor area, on 1,006.08 m² of freehold residential land, and was built in 1962.

It has parking for 10 cars, sits 4 minutes’ walk from Shinano-Moriue Station on the JR Oito Line, and is connected to sewerage. On the other side of the ledger, the building is old and handover is fixed for 1 December 2027, and both deserve thought before you make an offer. This article sets out what the listing says and what to check.

See the full listing with photos and floor plans → HL-0006

HL-0006 at a glance

The table shows the listing details for this property (checked 30 October 2026).

Item	Listing details
Price	¥77,000,000
Property type	Used lodging (中古 宿泊施設)
Layout	17SLDK, timber
Floor area	603.64 m² (182.60 tsubo)
Land	1,006.08 m² (304.33 tsubo), freehold; land category residential
Built	1962
Planning	Non-delineated city planning area, no use zone; coverage 60%, floor area ratio 200%
Road	East: 8 m public road, 14 m frontage / South: 2.5 m public road, 34 m frontage
Parking	10 cars
Utilities	Electricity, propane gas, mains water, sewerage
Access	JR Oito Line, Shinano-Moriue Station, 4 min walk
Status	Occupied; handover fixed for 1 December 2027
Transaction	Brokerage

The asking price works out to about ¥128,000 per m² of floor area and ¥77,000 per m² of land. That is simple division, not a valuation.

Scale: 17 rooms and 10 parking spaces

17SLDK means 17 rooms plus a living room, dining room, kitchen and a storage room (S). The listing photos show the entrance, a large dining room, a tatami room, bathrooms, a row of washbasins, flush toilets and a traditional storehouse (dozo). The first- and second-floor plans are on the listing page.

The listing names lighting fixtures, two or more air conditioners, FF heaters, flush toilets and digital terrestrial TV, with the main windows facing south. No renovation is listed.

The floor area is about 60% of the land area, within the 200% floor area ratio. The listing gives no building footprint, so the remaining coverage allowance cannot be worked out from it.

Roads: 8 m to the east, 2.5 m to the south

The land has 14 m of frontage on an 8 m public road to the east and 34 m on a 2.5 m public road to the south, with no private-road burden. Under the Building Standards Act a building site generally needs at least 2 m of frontage on a road at least 4 m wide (Article 43), which the east road meets. The south road is narrower than 4 m; if it is an Article 42(2) road, a rebuild may need to set back on that side (Building Standards Act, e-Gov). Ask Hakuba Village which kind of road it is.

Running a pension: the licence does not pass automatically

The listing does not state whether an inn-business licence exists, its number or its holder, and we do not add one. Under the Inns and Hotels Act, paid lodging needs a prefectural licence (Article 3), and taking over an existing operator’s position needs the governor’s approval of the business transfer (Article 3-2) (Inns and Hotels Act, e-Gov). Confirm the current licence with the seller and consult Hakuba Village and the Omachi public health centre before signing. Lodging use also brings fire safety equipment requirements, so check with the local fire department.

A minpaku notification is capped at 180 nights a year, and Nagano Prefecture restricts winter operation in some areas, so check the exact address (Nagano Prefecture). For a side-by-side comparison, see Minpaku vs ryokan licence in Hakuba.

A 1962 timber building: start with a seismic assessment

The building dates from 1962, before Japan’s seismic standard of June 1981. MLIT recommends a seismic assessment, and retrofitting where needed, for homes built to the old standard (MLIT: seismic retrofitting). Plan to:

• commission an architect’s inspection and seismic assessment, focusing on the roof, walls and foundations;
• ask whether building confirmation and inspection records survive, and whether the registered floor area matches the listed figure;
• confirm whether the storehouse is registered and included in the sale;
• budget for seismic work and equipment upgrades.

Handover on 1 December 2027

The property is occupied and the listing fixes handover for 1 December 2027. On the current terms, a buyer could not run it in the 2026–27 season; the 2027–28 season would be the earliest. Write the signing date, deposit and responsibility for upkeep before handover into the contract.

Holding costs and the market

• Property tax: ask the seller for the latest tax notices for the land and building. See Hakuba property tax.
• Accommodation tax: Hakuba Village has charged an accommodation tax since 1 June 2026 (Hakuba Village). See Hakuba accommodation tax.
• Purchase costs: on top of the price, allow for registration fees, stamp duty, the pro-rated property tax and the brokerage fee.

In MLIT’s 2026 official land prices, residential land in Hakuba Village rose 22.8% on average (MLIT: 2026 official land prices, Hakuba). Official prices are benchmarks for set survey points and cannot be compared directly with this asking price.

Checklist before you offer

1. Licence: the current inn-business licence and which route fits your plan (seller, Hakuba Village, Omachi public health centre).
2. Building: seismic assessment, inspection, fire safety equipment, surviving records.
3. Road: the type of the 2.5 m south road and any setback.
4. Handover: upkeep and risk until 1 December 2027.
5. Scope: whether the storehouse, furniture and equipment are included.
6. Overseas buyers: see Can foreigners buy property in Hakuba?

About this listing

Hakuba Land is a brand of Gemini株式会社, a licensed real estate brokerage acting as broker for this property. The listing was published on 17 October 2026, with the next update due on 31 October 2026. The listing gives no revenue or occupancy figures, and neither does this article. This article is general information, not legal or tax advice.

Last checked: 30 October 2026.

Sources

• Building Standards Act, Articles 42 and 43 (e-Gov, Japanese)
• Inns and Hotels Act, Articles 3 and 3-2 (e-Gov, Japanese)
• Nagano Prefecture: minpaku restriction areas (Japanese, PDF)
• MLIT: earthquake damage and seismic retrofitting (Japanese)
• Hakuba Village: accommodation tax (Japanese)
• MLIT: 2026 official land prices, Hakuba Village (Japanese)