Spatial Diagnostic · Confidential · ENG-0004

Kisaragi Hotel

Published snapshot · 14 March 2026 · Phase 4 — Analysis & report

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Kisaragi Hotel · Urban luxury · 184 keys

Three zones hold 89% of the identified contribution gap.

The property does not have a traffic problem. Lobby Lounge West runs 61% occupied through the afternoon while contributing 42% below its comparable set per square metre — the space is full of people who are not transacting, and the adjacency into Bar 21 does not carry them.

Identified gap: ¥21M
Zones assessed: 8
Area verified: 72%
Day types: Peak + shoulder

Figure 1

Zone contribution map

Contribution per verified square metre, ink-to-brass. Hatched zones are non-transacting and carry rev_psm = 0 by definition; they are assessed through adjacency capture into neighbouring zones. Basis: extracts 2025-04 → 2026-03, peak and shoulder day types observed, 72% of area laser- or LiDAR-verified.

Figure 2

Under-yield by zone

Zone	Area	Actual /m²	Comp median	Gap p.a.	Basis
Lobby Lounge West	341 m²	¥3,120	¥5,400	¥9M	Benchmark cell n=6
Bar 21	118 m²	¥7,260	¥11,900	¥7M	Benchmark cell n=5
Club Lounge 18F	152 m²	¥2,140	¥3,900	¥3M	Benchmark cell n=4
Spa & treatment	206 m²	¥5,610	¥6,100	¥1M	Benchmark cell n=3
All-day dining	264 m²	¥9,840	¥10,200	¥1M	Benchmark cell n=7
Main porte-cochère	96 m²	∅	—	—	Benchmark cell n=4
Gallery corridor	178 m²	∅	—	—	Refused — n=2
Sakura Ballroom	412 m²	¥4,180	—	—	Refused — n=1

Rows without a valid comparable cell state their refusal rather than substituting an internal reference silently. This reads like a variance analysis because it is one.

Figure 3

Arrival sequence

0s · 0m
Porte-cochère
420 lux
14s · 11m
Vestibule
180 lux
31s · 24m
Sightline break
95 lux
52s · 38m
Reception
240 lux
88s · 61m
First transaction
160 lux

Measured distances and observed timings, porte-cochère to first transaction. The sightline break at 24 m is where the arrival narrative loses the guest — lux drops to 95 with no visible destination cue.

Findings

Lobby Lounge West holds afternoon occupancy at 61% while contributing 42% below the comp-cell median per sqm.

Non-transacting dwell. Seating is configured for waiting, not for ordering; no service sightline from the west banquettes.

6.2–11.4M JPY / yr

Observed across both day types

Confounders carried: Renovation of adjacent retail arcade, Nov 2025; Occupancy mix shift toward group.

Bar 21 captures 71% of its occupancy after 21:00 but sits 39% under comp-cell contribution per sqm.

Adjacency failure — the lobby lounge does not hand off to the bar; no visual or circulatory cue at the threshold.

3.8–7.1M JPY / yr

Observed pattern — pre-test estimate

Confounders carried: Two-day observation window only; Citywide event, 12–13 Feb.

Club Lounge 18F breakfast occupancy of 48% displaces all-day dining covers at the highest-margin daypart.

Entitlement cannibalisation — club access is bundled at a rate that undercuts the dining contribution.

2.1–4.6M JPY / yr

Observed across both day types

Confounders carried: Resident/non-resident split incomplete for Jan.

Salon reads from a published snapshot, never the live curated layer — a client cannot see work in progress. There is no self-serve exploration by design: the narrative frame is the product, and the typeset PDF remains the artefact of record.