Location: Yume Butai-Awaji Island
Land area: 85,000 m2
Lagoon area: 21,000 m2
Use: shopping (140 units) hotel (75 double rooms, 75 suite rooms)
Area features: Botanic garden, Westin Hotel event hall
Merit: close to Kobe, Osaka. Easy access from highway interchange. Possible connections via boat/helicopter to
KIX, Kobe airport, Kobe touristic port. In the close future cater to visitors of Osaka IR, World Expo 2025.
Cost of land: 20 million USD
Cost of building 180,000 m2 @ 7500 USD/m2 = 135 million USD
Cost of exterior space: lagoon 5acres x 1.5 = 7.5 million USD + landscaping 2.5 million USD
Consulting/planning fees: 10 million USD
Operative margins: 30 million USD
Total value of project: 205 million USD
Amount of visitors to Awaji that potentially could visit also the Project: 12,000 cars daily
|E28 Kobe Awaji|
daily traffic (average)
Yume Butai (literally “Dream Stage”) is a plot of land partly owned by Awaji city and partly by the Hyogo prefecture
special development department. (Third sector).
The area was used to excavate soil for the landfills of the large artificial islands of Port Island, Rokko Island, and Kansai Airport in the 1980`s and 1990`s.
To requalify this area the prefectural government created a botanic garden open in year 2000 (which contains some famous buildings by Tadao Ando) and a hotel complex (operated by Westin) which includes a conference center and was also used as the seat for the 2006 G7 medical ministers convention.
Some areas have already been privatized to some 3 warehouses (steel parts manufacturers, mixing machine manufacturer), one hospital, one convenience store, and one Kindergarten.
The city developed a blueprint for a mixed-use including residences and recreation facilities but there is no concrete lien. The infrastructures include completely buried electric cables (very rare in Japan), sewers, and water supply.
200 meters from the Highway tollgate, it is about 30-35 minutes by car from Kobe and 1 hour from Osaka.
It can be reached also by a public bus service from Kobe (the bus stop is on the perimeter of the lot).
If could be reached by boat from Kobe Airport (about 30 min.), Kobe Harbourland touristic port (40 min) or from
Kansai Airport (45 min.) and by helicopter in 3-5 minutes from Kobe or Osaka locations.
Yume Butai is facing Osaka bay and on a fine day, it is possible to see all the perimeter of the egg-shaped bay from Wakayama city to Kobe.
The Kei-Hanshin region (Kyoto-Osaka-Kobe) has a population of 19 million people within a 90minutes drive from the location.
A marketing study (visitor estimate) is available upon request.
Opportunity 1 (hotel)
After Dubai 2020, the next World Expo will be hosted by Osaka in 2025. The area that will be used for the expo (Yumejima) is right
across the bay. There are only 13 five-star hotels in Osaka. All are city hotels and none has special security or exclusivity characteristics to appeal VIP guests. Creating a five-star hotel in Yume Butai with an exclusive helicopter connection to the airport and the expo can be a unique sales point. The hotel is very close to the city while being able to boost a tropical look (as if the guest traveled thousands of miles to reach a crystalline sea surrounded by the green)
Opportunity 2 (shopping mall – outlet mall)
Malls are declining due to the spread of online shopping.
Nonetheless, “outlet malls” remain in Japan a great opportunity for a 1-day escape in a landscaped themed environment. Very popular among families and couples they are great places to spend a day in a fully pedestrian high-security environment that offers possibilities of entertainment (events, luna park) and gourmet (café / restaurants) beyond shopping and brand shopping. Often they are appreciated as a relaxing place to have a stroll or meeting for a date.
Osaka dwellers use mostly the Outlet mall in Sanda (mountainside of Kobe) which has good highway access, large parking, and is linked with a regular shopping mall/supermarket.
This mall is operated by the Mitsubishi group. Another mall in Rinku town, very close to Kansai airport is not very popular but in recent
years has been recovering in sales thanks to tourists spending some time here between their flights.
The third Outlet mall (opened in 1999) is in Tarumi, it overlooks the sea and can be reached easily from Kobe via the normal road or by railway. On the other hand, the access from the highway is inconvenient and plagued by traffic jams as the route crosses densely populated residential areas.
The consideration is that an outlet mall in Yume-butai would combine the advantages of easy car access (even if it is further away from Osaka, it has the fastest transit time compared to the other locations) + the entertainment factor, being a holiday escape location and equipped with a large manmade lagoon that provides that “escape to Hawai” thrill.
Before Covid, Osaka experienced one of the largest increases in visitors (especially from Asian countries) who love shopping and the proximity to Osaka might turn Yume-butai into a destination to
spend one exciting day for many Asian tourists.
A shopping mall in Yume-butai will be able to leverage relatively cheap land and a large demographic of both residents and inbound tourists creating the premises for becoming one of the top 5 best-selling shopping malls in Japan.
Comparison of Shopping malls in the area:
|Mitsui outlet Marinepia (Tarumi)|
Shopping area: 23,000 m2
Number of shops: 140
Yearly sales: 183 million USD
Visitors: 8 million/year
Ranking: 61st in Japan
|Mitsubishi Premium outlet (Sanda)|
Shopping area 42,200 m2
Number of shops: 224
Yearly sales: 561 million USD
Visitors: 21 million/year
Ranking: 8th in Japan
Shopping area: 38,000 m2+ roof terrace
Number of shops: 140 + roof
Opening target: 2027
Yearly sales target: 800 million USD
Visitors target: 35 million/year
Ranking target: 5th in Japan
TOP50 – Japanese shopping mall sales ranking（2018）
|1||Narita International Airport|
【Narita – Chiba pref.】
|2||Lazona Kawasaki Plaza |
【Kawasaki – Kanagawa pref.】
|3||Gotemba premium Outlet|
【Gotemba – Shizuoka pref.】
【Umeda – Osaka】
|5||LaLa Port TOKYO-BAY|
【Funabashi – Chiba pref.】
|6||Join us（excl. Takashimaya d.s.)|
【Yokohama – Kanagawa pref.】
|7||Mitsui Outlet Park Jazz Dream Nagashima|
【Kuwana – Mie pref.】
|8||Kobe Premium outlet|
【Sanda – Hyogo pref.】
|9||Terrace Mall Shonan|
【Fujisawa – Kanagawa pref.】
【Suita – Osaka】
|11||Mitsui Outlet Park Kisarazu|
【Kisarazu- Chiba pref.】
|12||Karuizawa Princes Shopping Plaza|
【Kitasaku – Nagano pref.】