What can you actually build on that Japanese resort parcel?

Find the use district (用途地域), Floor-Area Ratio (容積率 / FAR), and Building Coverage Ratio (建蔽率 / BCR) for any parcel in Niseko, Kutchan, Rusutsu and other resort areas, plus which national, prefectural and local regulatory layers apply. In plain English, from Japan's official zoning data.

How Japanese resort zoning actually works

Japan stacks regulation in three layers, and resort parcels are typically governed by more than one:

• National (用途地域): the standard city-planning use district under the City Planning Act — residential, commercial, industrial, etc. Each district carries headline limits on FAR (容積率) and BCR (建蔽率). Most of urban Japan is covered, but resort areas like Hirafu often sit outside any 用途地域 ("用途地域外").
• Prefectural (準都市計画区域): a "quasi-city-planning area" set by the prefecture (Hokkaido for Niseko/Kutchan) to apply planning controls in non-urban resort/development areas. Even where national 用途地域 doesn't apply, this layer often does.
• Local (特定用途制限地域 / 景観地区): municipal use-restriction and landscape-district overlays. In Niseko-Kutchan, this is where the hotel/ryokan permissibility split sits — most zones bar new hotel construction outright.

The tool above checks all three. The Floor-Area Ratio and Building Coverage Ratio from the national layer are public — we surface them in English. The proprietary prefectural and local figures are reserved for Ukiyo's paid analysis; we tell you which layers apply so you know when deeper diligence is needed.