Hokkaido ski villa opening in 2029: NOT A HOTEL RUSUTSU with views of Mount Yotei

Key highlights

• Norwegian architecture firm Snøhetta has designed a new villa for NOT A HOTEL at the summit of Hokkaido’s Rusutsu Resort, overlooking Mount Yotei, known as “Ezo Fuji.”
• Inspired by the astronomical concept of the “zenith,” the design connects the underground spa with the sky through a central courtyard, creating an experience of standing within the mountain while looking up at the sky.
• Following the contours of the mountain, the building’s upper level includes a living room, open-air bath, and bedrooms, while the lower level has a gym, sauna, and spa. It is set to open in spring 2029.

New hospitality brand NOT A HOTEL has unveiled NOT A HOTEL RUSUTSU, located at the summit of Hokkaido’s Rusutsu Resort. Designed by Norwegian architecture firm Snøhetta and inspired by the astronomical concept of “Zenith,” the project uses spaces embedded in the mountain, a double-height atrium, and expansive glass curtain walls to bring together mountain views, the sky, and the experience of living there, reimagining the relationship between vacation homes and nature.

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Architecture shaped by the concept of the “zenith”

Images from / Snøhetta

The design draws on the astronomical concept of the zenith, the highest point in the sky directly above an observer. Snøhetta turns this abstract idea into a spatial experience with a double-height atrium at the center of the building, connecting downward to the spa embedded underground and opening upward to the sky. Standing at its center, you are rooted in the mountain below while looking toward the sky above, as if suspended between earth and sky. It also serves as the building’s central spiritual core.

A building that follows the mountain’s contours, bringing Mount Yotei into daily life

Images from / Snøhetta

The resort sits atop Rusutsu in Hokkaido, one of Japan’s best-known ski destinations, where three peaks offer about 42 km of ski runs and distinct natural scenery throughout the year. The building comprises two flowing forms, with soft curves that echo the surrounding mountain contours. The lower level is set into the slope and includes a gym, sauna, and spa, while the upper level contains living spaces including a living room, dining room, open-air bath, and bedrooms. Expansive glass curtain walls indoors fully frame Mount Yotei, letting the scenery of each season become part of everyday life.

A new way of living through co-ownership

Images from / Snøhetta

Beyond the architecture itself, NOT A HOTEL’s most distinctive feature is its operating model. The brand uses a membership and timeshare ownership system that breaks down the boundary between a traditional hotel and a private residence. By purchasing a 1/12 ownership share, you become a co-owner of the villa and are entitled to stay for one month each year. For the rest of the time, you can leave it under the brand’s management or exchange your stay for another NOT A HOTEL location. In other words, rather than staying at a hotel, you own a second home to return to and live in.

Designed for ski lovers and family winter vacations

Images from / Snøhetta

NOT A HOTEL has also planned two stay options for different travel styles. The first, Ski Lover, is designed for ski enthusiasts, from mornings on the slopes to evenings back at the villa soaking in the bath and sauna, with each day spent immersed in Hokkaido’s powder snow and mountain views. The second, With Family, is better suited to family trips, with days spent exploring snow activities together and evenings gathered around the fireplace or soaking in the open-air hot spring, sharing Hokkaido’s wintertime. Set to open in spring 2029, NOT A HOTEL RUSUTSU is not only NOT A HOTEL’s largest project to date; it also once again reflects Snøhetta’s design philosophy of integrating architecture into nature.

Images from / Snøhetta

Images from / Snøhetta

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