Legal Disclaimer

Effective date: 5 September 2026

This Legal Disclaimer applies to the website, publications, communications and services provided by Ameonna Ventures Limited, trading as Off-Market Niseko (“Off-Market Niseko,” “we,” “us” or “our”).

Independent advisory role

Off-Market Niseko provides independent property advisory, market intelligence, opportunity identification and professional introductions relating primarily to Niseko, Hakuba, Tokyo, Kyoto and selected property markets across Japan.

Off-Market Niseko is not a licensed Japanese real estate brokerage. We do not independently perform regulated brokerage, conveyancing or other activities requiring a licence in Japan. When a transaction requires regulated services, those services must be provided by appropriately licensed Japanese real estate agents, judicial scriveners, lawyers, tax advisers or other qualified professionals.

Nothing on this website creates an agency, fiduciary, brokerage, partnership or client relationship. Any formal advisory engagement must be established through a separate written agreement.

General information only

The information presented on this website is provided for general informational and educational purposes. It does not constitute:

Legal, tax or accounting advice
Financial or investment advice
A property valuation or appraisal
Regulated real estate brokerage services
An offer, recommendation or solicitation to buy, sell or invest
A guarantee that any property or opportunity is suitable for you

You should obtain independent professional advice appropriate to your circumstances before making any property, financial, legal or investment decision.

Property listings and opportunities

Property descriptions, prices, availability, photographs, plans, measurements and other listing information may be supplied by owners, developers, agents or other third parties. Although we aim to present information accurately, it may be incomplete, approximate, outdated or subject to change without notice.

A property appearing on this website may be withdrawn, reserved, sold or repriced at any time. Its inclusion does not guarantee that it remains available or that a seller will accept an enquiry or offer.

All prospective buyers should independently verify matters including:

Ownership and title
Property and land boundaries
Floor areas and measurements
Zoning and permitted use
Building permits and regulatory approvals
Access, roads and easements
Utilities and infrastructure
Development potential
Environmental and natural-hazard conditions
Rental permissions and management restrictions
Taxes, fees and transaction costs
Physical condition and required repairs

Photographs may have been professionally edited, colour-corrected, cropped or taken under conditions that differ from those experienced during an inspection. Some images used for general editorial or design purposes may be licensed stock or lifestyle photography and may not depict a particular property.

Private and off-market opportunities

Private and off-market opportunities are subject to owner approval, confidentiality requirements and changes in the owner’s intentions. Information about these opportunities may be limited and may only be disclosed after identity, suitability or confidentiality checks.

The term “off-market” does not guarantee exclusivity, availability or that an opportunity has never been presented through another adviser or channel.

We may decline to disclose an opportunity or facilitate an introduction at our discretion or at the request of an owner, agent or professional partner.

Market intelligence

Market reports, articles, commentary, forecasts and opinions reflect information and conditions available at the time of publication. Property markets, regulations, currency values, financing conditions and government policies can change without notice.

Historical prices, rental performance, demand levels or investment returns do not guarantee future results. Any projections, estimated yields, development scenarios or financial illustrations are indicative only and should not be relied upon as promises or guarantees.

Foreign ownership in Japan

Foreign nationals may be permitted to acquire many forms of Japanese real estate, but ownership does not automatically provide residency, immigration status or a right to conduct business in Japan.

Restrictions, reporting obligations, financing requirements, tax treatment and transaction procedures may vary according to the property, location, intended use, buyer’s circumstances and applicable law. Buyers should obtain current advice from appropriately qualified Japanese legal, tax, immigration and real estate professionals.

No guarantee of results

We do not guarantee that we will identify a suitable property, secure access to an opportunity, negotiate particular terms, obtain financing, complete a transaction or achieve any financial or lifestyle outcome.

Every property decision involves risk. These risks may include market movements, currency fluctuations, natural hazards, regulatory changes, development delays, construction costs, financing conditions, operating expenses and changes in rental demand.

Professional introductions

We may introduce clients to licensed real estate agents, developers, lawyers, tax advisers, lenders, architects, designers, contractors, property managers and other independent professionals.

These parties are independent from Off-Market Niseko unless expressly stated otherwise. An introduction does not constitute an endorsement, warranty or guarantee of their services. You are responsible for evaluating and appointing any professional and agreeing directly to their terms.

Where permitted, Off-Market Niseko may receive an advisory, introduction or referral fee in connection with a service or transaction. Any material compensation arrangement will be disclosed where required by applicable law or the terms of our engagement.

Third-party websites and platforms

This website may link to external websites, listings, social media platforms or services operated by third parties. We do not control and are not responsible for their content, availability, accuracy, security or privacy practices.

Links are provided for convenience and do not necessarily imply endorsement.

Limitation of responsibility

To the fullest extent permitted by applicable law, Ameonna Ventures Limited and Off-Market Niseko disclaim responsibility for losses arising from reliance on website content, third-party information, market commentary, interrupted access, external websites or decisions made without appropriate independent due diligence.

Nothing in this disclaimer excludes or limits liability where doing so would be prohibited by applicable law.

Your use of this website is also governed by our Terms of Use, Privacy Policy and Cookie Policy.

Updates to this disclaimer

We may update this Legal Disclaimer to reflect changes to our services, business practices or applicable requirements. The revised version will be published on this page with an updated effective date.