Three tiers
Roof tiles + parapet repair. Utilities reactivated and certified. Light cleanup of the existing 2F restaurant. Clear and re-grade the parking lot. Enough to host events and operate the existing restaurant — nothing more, nothing less.
Full interior rebuild on floors 1–4. New kitchen, plumbing, climate, and fixtures throughout. Brought to a level where you could open a restaurant on the ground floor, a café upstairs, and rent the upper floors as event space.
Per-floor guest suites. Sprinkler/fire-suppression upgrade required for hotel licensing in Japan. Accessibility compliance. Premium finishes. Full architect + structural-engineer design package and a bilingual project manager.
Anchored on 2025 akiya benchmarks (¥50K–¥100K/m² typical) and Statista's 2023 RC-residential average (~¥261K/m²). Scope multiplier reflects the depth of work — cosmetic touch-up at 0.4×, full boutique build at 1.0×, hotel-grade at 1.6×.
Allocation: 20% structure · 30% interior · 18% mechanical · 15% finishes · 5% permits · 12% contingency. A real estimate from a contractor will deviate — but rarely by more than these category bands suggest.
Assumptions box