Terms of Use
Effective date: 5 September 2026
These Terms of Use govern your access to and use of the Off-Market Niseko website, including its content, property information, market intelligence, enquiry forms and related online services.
The website is operated by Ameonna Ventures Limited, trading as Off-Market Niseko (“Off-Market Niseko”, “we”, “us” or “our”).
By accessing or using this website, you agree to these Terms of Use. If you do not agree, please discontinue use of the website.
1. About Off-Market Niseko
Off-Market Niseko provides independent property advisory, market-intelligence and introduction services relating to selected property markets in Japan.
We are not a licensed Japanese real estate brokerage. Regulated brokerage and transaction services are provided by appropriately licensed Japanese real estate partners and other qualified professionals.
Accessing this website, submitting an enquiry or receiving general information does not by itself establish an adviser-client, agency, brokerage, fiduciary or contractual relationship.
Any formal advisory engagement will be subject to a separate written agreement.
2. Eligibility
This website is intended for individuals aged 18 or older.
By using the website, you confirm that you have the legal capacity to accept these Terms of Use. If you use the website on behalf of a company or other organisation, you confirm that you are authorised to act on its behalf.
3. General Information Only
Website content is provided for general informational and introductory purposes only.
Nothing on this website constitutes:
Legal advice.
Tax advice.
Accounting advice.
Financial or investment advice.
Property valuation advice.
Regulated brokerage services.
A binding offer, representation or recommendation.
A substitute for independent professional due diligence.
You should obtain appropriate legal, tax, financial, technical and property advice before making any decision or entering into any transaction.
4. Property Information and Listings
Property information may be obtained from property owners, developers, licensed real estate agents, professional partners, public records or other third-party sources.
Although we seek to present information responsibly, we do not independently guarantee that every description, image, measurement, price, boundary, planning matter, yield, forecast, availability statement or other detail is complete, current or accurate.
Property information is subject to:
Availability.
Price changes.
Withdrawal from the market.
Seller or developer approval.
Contract.
Verification.
Due diligence.
Applicable Japanese laws and regulations.
Images may include stock photography, architectural visualisations, indicative views or representative lifestyle imagery. Images should not be treated as confirmation of a specific property, view, boundary, specification or completed condition unless expressly stated.
5. Off-Market and Private Opportunities
References to “off-market”, “private” or “confidential” opportunities generally mean that information is not being openly promoted through conventional public listing channels at the relevant time.
Such opportunities may be subject to:
Confidentiality requirements.
Identity or qualification checks.
Proof of funds.
Seller approval.
Non-disclosure agreements.
Restrictions on distribution.
Changes in availability or terms.
Submitting an enquiry does not guarantee access to confidential information, a property introduction or an opportunity to purchase any property.
We may decline or limit the distribution of private information at our discretion or at the request of the relevant owner, developer, agent or representative.
6. No Guarantee of Results
We do not guarantee:
That a particular property or opportunity will be available.
That an introduction will result in a transaction.
That planning, development, financing or regulatory approval will be obtained.
That any property will increase in value.
That projected income, yields or returns will be achieved.
That currency, market or economic conditions will remain unchanged.
Any particular investment, tax, legal or commercial outcome.
Property ownership and development involve risk. Past market performance and historical pricing are not reliable guarantees of future results.
7. Market Intelligence and Editorial Content
Articles, reports, commentary, interviews, social-media posts and market updates reflect information and opinions available at the time of publication.
Market conditions, exchange rates, regulations, infrastructure programmes, development plans and project details may change without notice.
Dates, sources and assumptions should be considered when relying on market content. You remain responsible for obtaining current independent advice before making a decision.
8. Permitted Use
You may access and use this website for lawful, personal or internal business purposes relating to your consideration of our content or services.
You must not:
Use the website unlawfully, fraudulently or deceptively.
Attempt to gain unauthorised access to the website, server, accounts or data.
Interfere with the website’s operation, security or availability.
Introduce malware, harmful code or automated attacks.
Scrape, harvest, copy or systematically extract website content or data.
Reproduce, republish, distribute or commercially exploit our content without permission.
Misrepresent your identity, authority, financial capacity or intentions.
Submit information belonging to another person without appropriate authority.
Use confidential property information for an unauthorised purpose.
Circumvent access controls or confidentiality restrictions.
Use website content to train an artificial-intelligence system without our written permission.
Use our name, logo, branding or content in a manner suggesting endorsement or affiliation without permission.
9. Intellectual Property
Unless otherwise stated, this website and its original content—including text, articles, market analysis, graphics, branding, layout, videos and other materials—are owned by or licensed to Ameonna Ventures Limited and are protected by applicable intellectual-property laws.
Third-party trademarks, photographs, property materials and other content remain the property of their respective owners.
You may share a standard link to a publicly available page. You may not reproduce substantial website content, remove ownership notices or use our materials commercially without prior written permission.
Requests concerning content use may be sent to info@offmarketniseko.com.
10. Information You Submit
You are responsible for ensuring that information submitted through the website, Google Forms, email, WhatsApp, LinkedIn, Meta or another communication channel is accurate and that you are authorised to provide it.
You must not submit unlawful, defamatory, misleading, infringing, malicious or unnecessarily sensitive information.
Information you submit will be handled in accordance with our Privacy Policy.
11. Third-Party Services and Links
The website may link to or integrate with third-party websites, listings, maps, forms, videos, social platforms and service providers.
These may include Squarespace, Google, LinkedIn, Meta, Instagram, Facebook, WhatsApp, TikTok and YouTube.
Third-party services are governed by their own terms and privacy policies. We do not control and are not responsible for their availability, security, accuracy, content or data-handling practices.
A link or reference does not necessarily constitute our endorsement of every statement, service or product provided by that third party.
12. Professional Introductions
We may introduce prospective clients to licensed Japanese real estate agents, developers, architects, lawyers, tax advisers and other independent professionals.
Unless expressly agreed otherwise in writing:
Those parties operate independently.
We do not control their professional work.
We are not responsible for their advice, omissions, representations or services.
You are responsible for deciding whether to engage them.
Their services may be governed by separate agreements, licences, duties and fees.
We may receive an advisory, referral, introduction or consulting fee in connection with certain opportunities or transactions. Where disclosure is required or relevant to your engagement, it will be addressed separately.
13. Website Availability
We aim to keep the website available and secure but do not guarantee uninterrupted, timely or error-free access.
We may modify, suspend, restrict or discontinue any part of the website without notice where reasonably necessary for maintenance, security, legal compliance or business operations.
14. Disclaimer of Warranties
To the extent permitted by law, the website and its content are provided on an “as available” and “as is” basis.
We make no warranty that the website will always be available, free from errors or harmful components, or that all information will remain complete, current or suitable for a particular purpose.
Nothing in these Terms excludes any warranty or right that cannot lawfully be excluded.
15. Limitation of Liability
To the fullest extent permitted by applicable law, Ameonna Ventures Limited and its directors, officers, employees and representatives will not be liable for indirect, incidental, special, consequential or purely economic loss arising from your use of, or inability to use, the website or reliance on general website content.
This may include loss arising from:
Reliance on outdated or third-party property information.
Changes in price, availability, planning, regulation or market conditions.
Decisions made without appropriate independent advice.
Third-party websites, platforms or professional services.
Website interruption, transmission errors or unauthorised access beyond our reasonable control.
Nothing in these Terms excludes or limits liability for fraud, fraudulent misrepresentation, death or personal injury caused by negligence, or any other liability that cannot lawfully be excluded.
Any services provided under a separate written agreement will be governed by the liability provisions of that agreement.
16. Indemnity
To the extent permitted by law, you agree to be responsible for losses, claims or reasonable costs arising directly from your unlawful use of the website, violation of these Terms, infringement of another person’s rights or unauthorised use of confidential information.
This section does not apply to the extent that a loss was caused by our own unlawful conduct, negligence or breach of duty.
17. Privacy and Cookies
Our collection and use of personal information are governed by our Privacy Policy.
Our use of cookies and similar technologies is explained in our Cookie Policy. Available choices are described on the Your Privacy Choices page.
18. Changes to These Terms
We may update these Terms of Use to reflect changes in our website, services, business practices or legal obligations.
The revised Terms will be published on this page with an updated effective date. Your continued use of the website following publication means that the updated Terms apply to your subsequent use.
19. Governing Law and Jurisdiction
These Terms of Use are governed by the laws of the Hong Kong Special Administrative Region.
Subject to any mandatory consumer rights or jurisdictional protections that apply to you, disputes concerning these Terms or use of the website will be subject to the jurisdiction of the courts of Hong Kong.
20. Severability
If any provision of these Terms is found to be unlawful, invalid or unenforceable, the remaining provisions will continue in effect to the fullest extent permitted by law.
21. No Waiver
A failure or delay in exercising a right under these Terms does not waive that right.
22. Contact Us
For questions about these Terms of Use, contact:
Ameonna Ventures Limited
Trading as Off-Market Niseko
5/F, Wayson Commercial Building
28 Connaught Road West
Sheung Wan, Hong Kong
info@offmarketniseko.com