Baden Familie Kusatsu: A Well-Appointed Resort Condominium in a Famous Hot Spring Town
This property is a 1LDK unit located on the 3rd floor of the 11-story South Tower within the Baden Familie Kusatsu resort condominium complex. Priced at 5.5 million yen, this west-facing apartment offers a private floor area of 40.63 square meters complemented by a 4.99 square meter balcony. Built in October 1994, the 32-year-old building features a steel-reinforced concrete structure and is situated in a prime location within the renowned Kusatsu Onsen area.
The unit's equipment includes an electric water heater for hot water supply, an electric cooking hob, and baseboard heaters and underfloor heating for warmth. Notably, the property does not have air conditioning installed, and according to agent notes, the installation of air conditioning units is not permitted. The bathroom is equipped as a shower room only, with no bathtub present.
Critical agent notes provide essential details for prospective buyers. The complex consists of two towers with different heights: the South Tower has 11 stories, while the North Tower has 9 stories. Furthermore, visits to view the large communal bath are原则上 only permitted during its cleaning hours from 11:00 AM to 12:00 PM. For more information, reference the Baden Familie Kusatsu management association website.
Monthly fees are a key consideration. The combined management and repair reserve fee totals 22,620 yen, broken down into 16,350 yen for management and 6,270 yen for the repair fund. Additional monthly costs include a 1,000 yen association fee, a 2,000 yen pool operation fee, a 920 yen large bath operation fee, and approximately 1,300 yen for water and sewer charges. One-time purchase costs include an estimated fixed asset tax of 62,500 yen, a registration license tax of around 80,000 yen, and a real estate acquisition tax of approximately 160,000 yen.
The Baden Familie complex itself is a major attraction, offering extensive resort-style amenities. Residents have access to a large onsen bathhouse with a sauna and cold plunge pool, a 20-meter indoor heated pool with a Jacuzzi, a well-equipped sports gym, coin-operated laundry facilities, a lounge, a BBQ terrace, and on-site restaurant and convenience store. The building features 24-hour auto-lock security, a front desk, and free parking for one vehicle.
The property is located in the heart of Kusatsu Onsen, one of Japan's most famous and historic hot spring resorts, known for its high-quality, acidic springs. The area is a year-round destination, popular for skiing in winter and hiking in the surrounding Joshin'etsukogen National Park during the warmer months. A major landmark just a short distance away is the iconic Yubatake ("Hot Water Field") in the town center, the symbol of Kusatsu where mineral-rich hot spring water is cooled and distributed throughout the town.
