The redevelopment that JR Tokai Real Estate (ジェイアール東海不動産) has been pursuing on the former site of Hotel Centnovum Kyoto (ホテルセントノーム京都) will open on Monday, November 16, 2026 as Courtyard by Marriott Kyoto Station (コートヤード・バイ・マリオット京都駅). A three-minute walk from the Hachijo East Exit of JR Kyoto Station, the hotel has 270 rooms including suites — equal to 1.5% of the roughly 17,400 existing rooms within a 1km radius of Kyoto Station tracked by MetroEngines Research (151 properties with 10 or more rooms confirmed on sale in 2026). This article places the new supply in the context of three things — the seasonality of rates around the station, where November is the annual peak; the room stock within 1km and 2km; and the distribution of estimated settled ADR by price band — and overlays how rates ramped up after past openings to draw out the implications for existing hotels.

The Facts — 3 Minutes from Hachijo East Exit, 270 Rooms, Opening November 16

First, the published facts. According to Travel Watch (August 7, 2026) and the joint announcement by Marriott International and the JR Central Group on December 7, 2023, Courtyard by Marriott Kyoto Station is located at 19-1 Higashikujo Higashisannocho, Minami-ku, Kyoto, in a building with nine floors above ground and one below, with 270 rooms including suites. The room mix includes 79 Larger Guest Room Twins (about 28㎡), 48 Guest Room Kings (about 22㎡) and 7 Suite Room Twins (about 66㎡), and the hotel houses the all-day dining restaurant “The 8th Gate” (150 seats, 6:30–23:00) along with a café & bar and a fitness center. The developer is JR Tokai Real Estate and the operator is JR Tokai Hotels (ジェイアール東海ホテルズ); it will be the ninth Courtyard in Japan. Reservations opened on August 6, 2026.

Source: Compiled by the HotelBank Editorial Team from Travel Watch (August 7, 2026) and the Marriott International / JR Central Group announcement (December 7, 2023)

Also in November, Hotel Heian no Mori Kyoto (ホテル平安の森京都) in Okazaki, Sakyo Ward, will reopen under a new brand as Kyoto Marriott Hotel (京都マリオットホテル) on Sunday, November 1 (HMI Hotel Group official site; 215 rooms). This is part of the partnership between Marriott and HMI Hotel Group announced in April 2024 (rebranding of seven hotels and about 2,200 rooms in Japan) and is not newly built supply. In terms of net new rooms added in Kyoto City in November, therefore, the 270 rooms of Courtyard by Marriott Kyoto Station are the main addition. Courtyard by Marriott Kyoto Shijo Karasuma (コートヤード・バイ・マリオット京都四条烏丸, 125 rooms) already opened in the city in August 2025, making this the brand’s second property in Kyoto.

Rate Seasonality — Shimogyo Ward’s Estimated Settled ADR Peaks in November

November, the opening month, is when rates around Kyoto Station are highest of the year. In MetroEngines Research’s ward-level data for Shimogyo Ward (the area north of Kyoto Station around the Karasuma Exit), estimated settled ADR in November 2025 was ¥23,900 (N=157 properties), 1.54x the 2025 monthly average of ¥15,600. November 2026 is estimated at ¥25,100 (N=164 properties) based on listed levels at the time of the survey, up 5.0% YoY. The listed price for the same month (average of all plans, tax included), meanwhile, is ¥51,100 — twice the estimated settled level — reflecting a structure in which unsold upper-tier plans remain listed. What this article calls “ADR” is the estimated settled level, not the listed price.

Overlaying the years shows two peaks — November in the autumn foliage season and April in the cherry blossom season — with troughs in January–February and June–September, a shape reproduced for three consecutive years. In 2026, April came in at ¥22,300 (+1.4% YoY), October at ¥22,200 (+10.4%) and November at ¥25,100 (+5.0%): the peaks have been stepping higher each year, while the June–September trough, at ¥11,100–12,100, ran 6–12% below the same months a year earlier. A hotel opening in November starts selling at the very top of this curve. Across Kyoto Prefecture as a whole, estimated settled ADR for June–August also fell by double digits year on year.

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (Shimogyo Ward, all categories, N=157–168 properties per month. Figures from September 2026 onward are estimates based on listed levels at the time of the survey)

Comparing November across the four wards that surround Kyoto Station, levels differ but the seasonal shape is almost the same. Higashiyama Ward was the highest of the four at ¥31,500 in November 2025 (N=43 properties) and is expected to reach ¥37,200 in November 2026 (N=49 properties), up 18.0% YoY. Minami Ward, where the Courtyard is located, was ¥21,900 in November 2025 (N=55 properties) and is estimated at ¥24,700 in November 2026 (N=53 properties, +12.7%), with the gap to Shimogyo Ward estimated to narrow from ¥2,000 a year earlier to ¥400. The likely background is that a series of large business hotels have opened on the Hachijo Exit side since 2019, turning over the quality of the room stock.

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (November 2026 figures are estimates based on listed levels at the time of the survey)

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (ADR is the median of covered properties in each ward. N = Shimogyo 157/164, Minami 55/53, Nakagyo 103/109, Higashiyama 43/49 properties)

Station-Area Stock — 151 Properties and 17,400 Rooms Within 1km; 270 Rooms Is 1.5%

Next, we count the room stock that will absorb the new supply. Within a 1km radius of Kyoto Station there are 151 properties and 17,435 rooms with 10 or more rooms confirmed on sale in 2026; widening to 2km gives 335 properties and 29,296 rooms (MetroEngines Research tally, excluding the closed Hotel Centnovum Kyoto, properties not yet open and duplicate registrations). The Courtyard’s 270 rooms equal 1.5% of the 1km stock and 0.9% of the 2km stock; after opening, the 1km area will have 152 properties and 17,705 rooms. By category, business hotels account for 11,476 rooms (81 properties), or 66% of rooms within 1km, followed by city hotels with 12 properties and 3,796 rooms and deluxe hotels with 2 properties and 636 rooms. Hostels, apartment-style properties, machiya townhouses and the like are numerous at 43 properties but total only 1,071 rooms.

Source: MetroEngines Research, compiled by the HotelBank Editorial Team

By size, there are 14 properties with 300 or more rooms within 1km, and their combined 6,678 rooms alone make up 38% of the 1km stock. The top five are Miyako Hotel Kyoto Hachijo (都ホテル 京都八条, 988 rooms), Hotel Elcient Kyoto Hachijoguchi (ホテルエルシエント京都八条口, 562 rooms), Hotel Granvia Kyoto (ホテルグランヴィア京都, 537 rooms), APA Hotel Kyoto-eki Horikawa-dori (アパホテル〈京都駅堀川通〉, 516 rooms) and RIHGA Royal Hotel Kyoto (リーガロイヤルホテル京都, 489 rooms), and the list also includes properties opened since 2019: Via Inn Prime Kyoto-eki Hachijoguchi (VIA INN Prime 京都駅八条口, 468 rooms), Hotel Vischio Kyoto by GRANVIA (ホテルヴィスキオ京都 by GRANVIA, 423 rooms), APA Hotel Kyoto-eki Higashi (アパホテル〈京都駅東〉, 400 rooms) and ALA HOTEL KYOTO (387 rooms). At 270 rooms, the new hotel ranks 15th within 1km, and within the “city hotel” category it comes after Miyako Hotel Kyoto Hachijo, Hotel Granvia Kyoto, Miyako City Kintetsu Kyoto Station (都シティ 近鉄京都駅), Kyoto Shin-Hankyu Hotel (京都新阪急ホテル) and Hotel Keihan Kyoto Grande (ホテル京阪 京都グランデ).

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (categories are the registered categories on major booking sites; opening year is the registered year)

Stacked by opening year, the 2km area added 2,160 rooms in 2018, 4,229 in 2019, 2,416 in 2020 and 2,610 in 2021 — 11,400 rooms in the four years around the pandemic. Additions then settled at about 1,000 rooms a year, with 1,757 in 2022, 1,273 in 2023, 935 in 2024 and 1,012 in 2025; within 1km alone, 2024 saw just 428 rooms and 2025 just 321. New rooms observed so far for 2026 total 53 (within 2km), on top of which come the 270. It will be the first opening of a property on the 270-room scale within 1km since DoubleTree by Hilton Kyoto Station (ダブルツリーbyヒルトン京都駅, 266 rooms, opened through rebranding) in March 2024.

Source: MetroEngines Research & Consulting (based on confirmed OTA listings; within 2km, 10 or more rooms, N=303 properties with a registered opening year). *Listings appear several months before opening, so the 2026 figure may increase with future listings

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (circles: 105 existing properties with 100 or more rooms within 2km; circle size = room count. Dark circle = planned site of Courtyard by Marriott Kyoto Station)

The Gap in Price Bands — Only 4 Properties and 841 Rooms Within 1km at ¥50,000+, 5.5% of Rooms

Breaking the stock down by price band shows where the new supply fits. Lining up November 2025 estimated settled ADR for the 98 hotels and ryokan within 1km (categories for which estimated settled ADR can be calculated; 15,300 rooms), the median is ¥23,700 and the room-weighted median ¥24,400, with 39 properties and 6,630 rooms (43% of rooms) concentrated in the ¥20,000–30,000 band. The ¥30,000–50,000 band has 22 properties and 3,627 rooms (24%), ¥50,000 or more has only 4 properties and 841 rooms (5.5%), and no property reaches ¥80,000 or more even in November. Widening to 2km, ¥50,000 or more is still 7 properties and 1,201 rooms (5.1%), so the picture does not change.

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (within 1km, November 2025 estimated settled ADR, N=98 properties, 15,300 rooms)

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (1km N=98 properties, 2km N=176 properties. Business, city, deluxe, ryokan and capsule categories, for which estimated settled ADR can be calculated)

The ¥50,000-plus band within 1km is made up of four properties: The Thousand Kyoto (ザ・サウザンド京都, 222 rooms, ¥76,700), Hotel Kanra Kyoto (ホテルカンラ京都, 68 rooms, ¥60,900), Nazuna Kyoto Nishi-Honganji (Nazuna 京都西本願寺, 14 rooms, ¥59,900) and Hotel Granvia Kyoto (537 rooms, ¥51,900). All hold high levels supported by demand, but a combined depth of 841 rooms is thin relative to the strength of demand shown by the 86.9% occupancy of major hotels in Kyoto City in November 2025 (Kyoto City Tourism Association, 110 properties). For existing hotels, this thin upper band means that the price ceiling is still low; for a new entrant, it is room to grow.

Where does Courtyard by Marriott Kyoto Station itself sit? Estimated from listings at the time of the survey, after reservations opened, the opening month of November 2026 shows a listed price (average of all plans) of ¥93,100, a lowest-plan level of ¥59,700 and an estimated settled ADR of ¥50,700, with estimated settled ADR dropping to ¥30,200 in December and ¥37,000 in January 2027. Note that opening-month listings reflect a period when few plans are on sale and may diverge from actual settled levels, but at the very least the hotel’s launch positioning is in the ¥50,000-plus band occupied by only four properties within 1km. This is consistent with the gap in the mid-upper band around Kyoto Station that HotelBank has pointed out previously.

Implications for Existing Hotels — New-Opening Rates Take Over a Year to Ramp Up

When supply is added at the November demand peak, what existing hotels want to know is whether rate competition breaks out from the first month. For the 11 properties with 100 or more rooms that opened within 2km of Kyoto Station in 2022–2025 and have complete data for their first three months, we calculated each month’s estimated settled ADR divided by the Shimogyo Ward median for the same month, and indexed this relative level with the average of months 0–2 after opening set to 100. Dividing by the ward median cancels out seasonality, leaving only where the new property started relative to the area and how it moved.

The result is clear: the median stays close to flat at 94–106 through month 7 after opening, exceeds 100 from month 8 onward, and steps up to 105–117 in months 12–14. The mean also reached 110 in month 12 and 113 in months 13–14. In other words, new properties hold their initial relative level for about a year and then, as awareness and reviews accumulate, raise their relative price into the second year. The pattern is not one of discounting that drags in neighbors right after opening, but one in which the newcomer raises its own level over time. Daiwa Roynet Hotel Kyoto Ekimae PREMIER (ダイワロイネットホテル京都駅前 PREMIER, 205 rooms, opened April 2023), for example, saw its ratio to the Shimogyo Ward median rise from 1.27x in the early months to 1.81x in months 12–14. Nationally, a 12-month tracking of 137 properties with 100 or more rooms that opened in 2025 found that new hotels started at 1.16x the market rate from their first month.

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (11 properties with 100 or more rooms opened within 2km of Kyoto Station in 2022–2025. Each month’s estimated settled ADR ÷ Shimogyo Ward median for the same month, indexed to the average of months 0–2 after opening = 100. Monthly N=7–11 properties)

The relationship between added supply and ward-level rates is also worth checking against actual data. The 2km area added 1,273 rooms in 2023, 935 in 2024 and 1,012 in 2025, yet Shimogyo Ward’s November estimated settled ADR kept rising — ¥18,400 in 2023 → ¥21,900 in 2024 (+19.1%) → ¥23,900 in 2025 (+9.3%) → ¥25,100 in 2026 (estimate, +5.0%) — and Minami Ward also grew, from ¥17,300 → ¥19,700 (+13.7%) → ¥21,900 (+11.1%) → ¥24,700 (estimate, +12.7%). The slower growth in Shimogyo Ward in 2025–2026 should be read less as an effect of supply than as including the decline in Japanese guests reported by the Kyoto City Tourism Association (−15.3% YoY in November 2025) and the impact of travel restraint from China. At the least, the data for this period show no sign that adding about 1,000 rooms a year pushed down rates at the November peak.

Source: MetroEngines Research, compiled by the HotelBank Editorial Team (new rooms are based on confirmed OTA listings, 10 or more rooms. ADR is the median of covered properties in each ward, N = Shimogyo 157–164 properties, Minami 48–55 properties. November 2026 figures are estimates based on listed levels at the time of the survey. New rooms for 2026 may increase with future listings)

There are three opportunities for existing hotels. First, properties in the ¥20,000–30,000 band in November (43% of rooms within 1km) gain a new reference point in the upper band, widening the room to test their ceiling rates in the foliage season. Second, for properties in Minami Ward and on the Hachijo Exit side, having an international-brand city hotel next door strengthens “staying on the Hachijo side” as an option for overseas independent travelers and raises awareness of the area. Third, given the past pattern in which new properties hold their initial relative level for about a year, existing hotels can center their pricing for November 2026 through spring 2027 not on defending against added supply but on how to capture the demand peak in full. Whether supply outruns demand is something we will continue to verify with monthly data from 2027 onward.

Summary

Courtyard by Marriott Kyoto Station (270 rooms, opening November 16, 2026) adds 1.5% to the 17,435 existing rooms within 1km of Kyoto Station and 0.9% to the 29,296 rooms within 2km. The opening month of November is the annual peak, with estimated settled ADR at ¥25,100 in Shimogyo Ward (+5.0% YoY) and ¥24,700 in Minami Ward (+12.7%), and the hotel’s launch level, estimated from listings at the time of the survey, sits in the ¥50,000-plus band that has only 4 properties and 841 rooms within 1km. The track record of 11 past openings shows a pattern in which the relative level is flat for the first year and steps up to 105–117 in months 12–14, and there is no sign that adding about 1,000 rooms a year pushed down November rates. The thin upper price band is an opportunity for existing hotels to lift their own price ceiling too, and we will keep verifying the relationship between supply and rates with future monthly data.

Frequently Asked Questions