Opening of 2026/27 Winter reservations

• The minimum length of stay is subject to change at a later date, however, the requirement at the time of reservation will apply and remain unchanged.
• The conditions apply on a per-room-type basis, and stays in different room types cannot be combined. The same applies if your preferred room type is unavailable.
• If a reservation overlaps periods with different minimum stay requirements, the longer requirement will be applied.

Exclusive Holiday Offer: Christmas, New Year & Chinese New Year 2026/27 

Guests booking our Penthouse or Residence units will receive lift passes and complimentary transfer service. Experience the ultimate luxury and Niseko’s most coveted views with an added layer of VIP privilege! 

• Priority Mountain Access: Daily Niseko United (All-Mountain) lift passes that includes access to the priority lanes (only within the Grand Hirafu ski resort), giving you considerably faster access to the lifts and the mountains. (exclude infants age 3 years old and below)
• Transport services within Kutchan, Hirafu, Village and Hanazono area. (8:00 AM to 9:00 PM)
• Applicable Dates: 19 Dec 2026 – 3 Jan 2027 / 5 Feb 2027 – 14 Feb 2027
• Guests who have booked the residence or penthouses on both dates within and outside of said periods will only receive this package on nights within the period itself. 

Find your ideal ROOM TYPES HERE. 

• Deposit : 20% of the total room rate - Pay within 14 days of the booking date.  (non-refundable)
• Balance : The remaining 80% of the total amount - Pay no later than 45 days prior to the arrival date. (non-refundable)
• For bookings made close to the arrival date, 100% of the total amount shall be paid within 5 days of the booking date, or by the due date stated on the invoice, whichever is earlier. (non-refundable)
• No show : 100% penalty

• 【No payment】 If the above payment deadlines are not met, AYA Niseko reserves the right to cancel the reservation without prior notice. No refund will be issued.
• 【Amendment】 After deposit payment has been made, any amendments – including, but not limited to, changes to stay dates, shortening of the stay, or room type – shall be treated as a cancellation and re-booking for the specified date(s), and the deposit shall be forfeited. Additionally, changes made within 45 days prior to the scheduled arrival date shall incur a 100% penalty. No credit will be issued, and any amount paid will not be applied toward any future reservation, including bookings for the following year.  
• 【Conditions beyond AYA NISEOKO's control】 Pandemics/epidemics; border, entry, quarantine or vaccination requirements; visa/travel‑document issues; cancellation, delays, or disruptions to flights and other transportation; weather or snow conditions; ski resort operations; personal injury or illness; accidents; and similar events are not grounds to make refunds, credit, or changes by AYA NISEKO. No refunds will be issued under any circumstances.  The risks associated with cross-border travel are recognized at the time of booking, and therefore AYA Niseko strongly recommends that guests purchase comprehensive travel insurance.
• Additional person exceeding the standard occupancy (within maximum capacity) will be provided with a portable futon (not extra bed). Once the balance or full payment has been received, additional-person surcharges are non-refundable, even if the guest count is later reduced.
• Bedding configurations can be selected at the time of reservation. Any changes made within 3 days to arrival or during the stay will incur a 3,000 JPY fee per bedroom, murphy bed setup, and/or sofa bed setup.

• Children aged 6 and under at the time of stay are free staying when using existing bedding.
• Children age 7 and over at the time of stay are considered as adults and count towards the maximum occupancy.
• A baby cot is available, subject to availability, at a rate of JPY 3,000 per night per cot. The cot is suitable for infants up to 24 months of age and up to 13 kg in weight. Dimensions: 1052 (W) × 704 (D) × 951 (H) mm.

• BREAKFAST: Included in the room rate and can not be separated from it. Details will be worked out closer to the season.
• SHUTTLE BUS stops: Welcome Center / Kutchan / Gondola. Details will be worked out closer to the season.
• OWNER has priority right to book their own unit before they are released to the public. Hence, you may need to move from one room to another; any move will be to the same room type. If room change(s) is required, we will contact you within 1 week of your booking date. (i.e., date you submitted your booking.) Due to limited inventory, Penthouses, Residences and Ateliers may have little to no availability form the start
• No reservations will be taken before our official opening date and time except unit owner.
• Room rates are based on dynamic pricing. The best rates are available until May 6, but may change without notice.
• No ADVANCE AVAILABILITY/RATE CHECK
• No WAITLIST / No INDIVIDUAL NOTIFICATION. If your desired room is not available, please check availability by yourself at a later date.
• EARLY CHECK-IN and late check out are not available during the winter season.
• SPECIAL REQUEST such as high floor and same floor are subject to availability upon arrival.
• AYA NISEKO maintains a strict NO SMOKING POLICY within its buildings including terraces and balconies.
• OTAs will not be available for months.

【Cleaning Schedule】

• Nights 1 & 2: Trash removal, towel change, and amenity replenishment.
• Night 3: Above services + bed linen change, floor cleaning, and bathroom/toilet cleaning.
• Stays of 3 nights or more: This cycle repeats throughout your stay.

*If you require additional cleaning, please notify your reservationist in advance, or make a request at the front desk during your stay. Additional cleaning will be charged at different rates depending on the room type.