Misorano Lodging for Sale in Hakuba: 2017 Wooden Villa (HL-0024)

HL-0024 is a wooden lodging villa completed in 2017 in the Misorano villa area (みそら野別荘地) of Hokujo, Hakuba, listed at ¥200,000,000. The building has a used-portion area of 99.15 m² (29.99 tsubo) on a 1,408.60 m² (426.10 tsubo) freehold lot, with parking for 5 cars. The listing says it operates as a whole-house rental in winter.

The appeal is a modern timber house with glass walls opening onto the trees, on a 1,408.60 m² lot in Misorano. The open questions are just as clear: the summary sheet calls the building unregistered, no lodging permit is stated, and the listing page and the summary sheet disagree on several details. This article sets out what both say and what to check before an offer.

See the full listing with photos → HL-0024

HL-0024 at a glance

The table combines the listing page and its summary sheet (both re-read on 12 November 2026). Where they differ, both figures are shown.

Item	Listing details
Price	¥200,000,000 (tax-included per the summary sheet)
Property type	Pre-owned lodging facility; best use given as house or villa
Layout	Listing page: 2LDK, two Western-style rooms of 8 tatami. Summary sheet: 1LDK plus loft
Structure / built	Wooden; 2017 (unregistered per the summary sheet)
Floors	Listing page: one storey; the photos show a mezzanine
Used-portion area	99.15 m² (29.99 tsubo)
Land	1,408.60 m² (426.10 tsubo) by register, freehold; residential (宅地); boundary survey finalised
Planning	Non-delineated area, no use zone; Misorano villa-area agreement. Summary sheet: coverage 20%, floor-area ratio 40% (the listing page shows 40% and 20%)
Road	North: public road, 26 m frontage; 4.5 m wide on the listing page, 4 m on the summary sheet; the summary sheet notes the site is split by a waterway
Parking	5 cars
Utilities	Public water, septic tank installed, individual propane, electricity (Chubu Electric)
Elevation	About 740 m
Access	3 km (about 9 min by car) from JR Hakuba Station; 38 min on foot
Status	Occupied; let as a whole house in winter; handover by arrangement
National Land Use Planning Act notification	Not required
Transaction	Brokerage

The asking price works out to about ¥142,000 per m² of land (about ¥470,000 per tsubo, as the summary sheet also states), or about ¥2.02 million per m² of used-portion area. That is simple division, not a valuation.

Planning: the Misorano agreement sets the limits

Misorano is one of the villa areas with its own agreement on Hakuba Village’s list. The village gives 20% coverage, 40% floor-area ratio, a 13 m height limit (8.5 m on lots up to 500 m²), two storeys, a 5 m road setback (10 m on the main trunk road) and a 3 m setback from neighbours, and asks owners to consult the Misorano management office before building (Hakuba Village: other standards). On this lot, on paper:

• Footprint: 20% of 1,408.60 m² is about 281.7 m².
• Floor area: 40% is about 563.4 m², against 99.15 m² today, so there is room for a second building or a larger replacement, subject to the setbacks.
• Road and waterway: the lot has 26 m of frontage on a public road to the north, but the summary sheet says the site is divided by a waterway (水路で分断), and the listing comment repeats that there is a waterway. Ask who owns it, how the two parts connect, and whether any crossing needs a permit.

The listing page shows 40% / 20%, which looks like the two figures swapped; the summary sheet and the village agreement both give 20% / 40%. For another Misorano listing on this site, see HL-0016.

Layout: one open floor and a mezzanine

The listing page gives 2LDK with two 8-tatami Western-style rooms on one storey; the summary sheet describes the same 99.15 m² as 1LDK plus a loft. The photos fit the second description better: one tall, open room with floor-to-ceiling glass on several sides, a sleeping area with four beds looking into the forest, a mezzanine with a sofa and a storage space above, a free-standing bath and a toilet in a timber-clad room, and a stove.

Equipment listed: light fittings, electricity, propane gas, public water and a loft. No renovation is listed. Nearby facilities on the summary sheet are the Happo-one and Hakuba47 ski areas, a 7-Eleven in Misorano and the Big supermarket in Hakuba. Ask for the floor plan and elevations, which appear among the listing images, before you count beds or plan changes.

What the photos show

The listing photos show a dark timber house with a steep roof and two tiers of tall windows, set among tall trees, with a paved forecourt. The southern part of the site is woodland with a stream. Inside are warm wood floors, wooden furniture, the glass-walled sleeping area, the bath, the stove and the steps up to the mezzanine. A cadastral map, a location map, a floor plan, a site plan, elevations and a road photo are also included; see the listing page.

Winter whole-house rental: what licence goes with it?

The listing’s remarks say the property operates as a whole-house rental (1棟貸) in winter. Neither the listing page nor the summary sheet states an inn-business permit or a minpaku notification, and we do not add one. A permit or notification is issued to the person running the business for a specific building, so it does not transfer to you with the title.

To keep letting it: under Japan’s Inns and Hotels Act, paid accommodation needs a prefectural permit (Article 3) (e-Gov). A minpaku notification is capped at 180 nights a year, and Nagano restricts winter operation in some areas (Nagano Prefecture). Both routes are compared in minpaku vs ryokan licence in Hakuba. An unregistered building can also make a permit application harder, so ask the seller for the current permit and talk to Hakuba Village and the Omachi health office (大町保健所) before you price rental income into an offer. The listing gives no revenue or occupancy figures.

A 2017 house that is not registered: what to check

The building is young, but the paperwork needs care:

• registration: the summary sheet says the building is unregistered; the Real Property Registration Act requires title registration within one month of acquiring a new building (Article 47) (e-Gov). Agree who registers it, at whose cost, and before which date;
• the building confirmation and completion inspection certificates, and whether the building as used matches them;
• drainage: the summary sheet lists both water and sewer as connected and a septic tank as installed; the listing page lists public water only. Ask which applies, the tank size and the maintenance contract;
• heating: the photos show a stove and an air conditioner; ask the fuel, the age of each unit and what heats the water;
• a building inspection of the glazing, the roof and the timber exposed to snow.

Access, snow and holding costs

• Access: the summary sheet gives 3 km, about 9 minutes by car, to Hakuba Station and about 50 km (62 minutes) to the Azumino IC on the Nagano Expressway. On foot the listing gives 38 minutes.
• Snow: parts of Hokujo are listed at 300 to 450 cm of vertical snow depth for design (Omachi Construction Office). The listing does not say which figure applies at about 740 m here.
• Yearly costs: the listing shows no common, management or repair fees, but Misorano has a management office; ask what it charges, plus fixed asset tax once the building is registered. See Hakuba property tax and villa running costs.
• Accommodation tax: if you host paying guests, Hakuba Village’s accommodation tax applies from 1 June 2026 (Hakuba Village).
• Land prices: in MLIT’s 2026 official land prices, residential land in Hakuba Village rose 22.8% on average (MLIT). These are survey benchmarks, not comparable with this asking price.

Checklist before you offer

1. Registration: why the building is unregistered, and who registers it before handover.
2. Lodging: which permit or notification covers the winter rental, and the route to one in your name.
3. Bookings: guest bookings already taken for the 2026-27 winter and who honours them.
4. Waterway: ownership, crossing and any permits; road width 4 m or 4.5 m.
5. Building rules: the Misorano agreement and the management office’s own rules before any extension.
6. Buying from abroad: 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 1 May 2025, with the next update due on 22 November 2026. The listing gives no revenue or occupancy figures, and neither do we. This article is general information, not legal or tax advice.

Last checked: 12 November 2026.

Sources

• Hakuba Village: other standards, villa-area agreements (Japanese)
• Real Property Registration Act, Article 47 (e-Gov, Japanese)
• Inns and Hotels Act, Article 3 (e-Gov, Japanese)
• Nagano Prefecture: minpaku restriction areas (Japanese, PDF)
• Nagano Prefecture, Omachi Construction Office: vertical snow depth (Japanese)
• Hakuba Village: accommodation tax (Japanese)
• MLIT: 2026 official land prices, Hakuba Village (Japanese)