The first three routes are the strongest marketing narratives. The remaining options should be presented selectively and only after feasibility checks.
A design-led repositioning built around the protected architecture, generous rooms and a premium spa-weekend proposition.
Relative capex
High
Execution complexity
Medium–high
Indicative launch
12–20 months
Buyer profile
Value-add hospitality investor, design-hotel operator or private investor with renovation expertise.
Income model
Ten differentiated keys, premium ADR, direct sales, breakfast and a compact wellness offer.
Critical condition
A rate premium depends on disciplined design, heritage approvals and a verified refurbishment budget.
Interactive underwriting
Make the assumptions yours.
Adjust the acquisition, capex and operating assumptions. The chart recalculates the annual NOI and capital recovery for this scenario in real time.
Model assumptionsIllustrative scenario preset · Boutique hotel
Total project capital€1,860,000Stabilised annual NOI€100,800Yield on total cost5.4%Modelled unlevered IRR5.6%Capital recovered from operations58%Net position after modelled sale€1,062,223
Illustrative, user-controlled model only. Presets are hypotheses, not current performance or forecasts. It excludes debt, tax, transaction costs, working capital, inflation and unplanned capex. Exit value equals the following year’s NOI divided by the selected exit yield.
Decision matrix
Six routes, one disciplined framework.
Use case
Strategic fit
Capex
Launch
Complexity
Key risk
Priority 1
High
12–20 months
Medium–high
Heritage approvals and renovation cost
Priority 2
Medium–high
15–24 months
High
Partner demand and accessibility
Priority 3
Medium
9–15 months
Medium
Strategic-buyer dependency
Supporting
Low–medium
4–8 months
Low–medium
Small scale and owner dependence
Conditional
High
18–30 months
High
Change-of-use and subdivision consent
Specialist only
Very high
24–36+ months
Very high
Licensing and technical suitability
Scenario assessment is strategic and illustrative. It is not a business plan, forecast, permission opinion or guarantee of returns.
Verified property snapshot
The asset, at a glance.
10keys · 8 rooms + 2 apartments671 m²documented floorplates745 m²land parcel KN-C 47on-site parking spacesF&Brestaurant and kitchenWellnesssauna and whirlpoolLiftserving all floorsHeritageprotected historic building
Source: 2024 full appraisal and June 2026 appraisal summary. Areas exclude any unmeasured attic component.
Document verified
Transaction perimeter
Separate the real estate from the operating platform.
A buyer needs a clear view of what is being acquired. The final perimeter and seller authority must be confirmed in legal due diligence.
01
Real estate
Building no. 564 and parcel KN-C 4 with 745 m² of land. Current land-registry evidence will be provided in the data room.
02
Operating platform
MARGIT, spol. s r.o. · IČO 34 150 391 · hospitality activity since 1996.
03
Potential structures
Asset dealShare dealCombined deal
Each structure remains subject to legal, tax and ownership confirmation.
Digitally refined from an authentic property photograph · T. G. Masaryka 2
Expert appraisal · June 2026
€1.46m
Rounded appraised real-estate value
Valuation date · June 2026Asking price · upon request
The appraisal provides an asset-value anchor for the building, land and site improvements. It does not demonstrate current operating yield and should be tested against legal, technical and commercial due diligence.
Appraised value composition
Main building€1.167m
Land€270.9k
Other site improvements€27.2k
No registered encumbrances were identified in the June 2026 appraisal. Current land-registry documentation is available during due diligence.
Document verified
Income test
What NOI must €1.46m support?
This is the annual net operating income required to support selected unlevered property yields at the appraised value.
Target yieldRequired annual NOI
5%
€73,000
6%
€87,600
7%
€102,200
8%
€116,800
9%
€131,400
Threshold analysis only. These figures are neither current results nor forecasts; financing, tax, transaction costs and renovation capex are excluded.
Illustrative assumption
Technical chronology
Historic prestige, understood constraints.
The building has been repeatedly upgraded and was described in the 2024 appraisal as being in good technical condition with routine maintenance. A buyer should still commission an independent building survey and capex plan.
01c. 1914Original use
Historic hospitality building
021991–1999Major works
Extensive reconstruction period
032004Wellness
Sauna and whirlpool added
042017Plant
Boiler equipment renewed
0558.93%Technical condition
2024 appraiser’s calculated condition
06ProtectedStatus
Cultural-monument controls apply
↳
Heritage is both the story and the constraint.
It strengthens identity and scarcity, but may affect design approvals, capex and timing. The appraisal assumes no significant physical expansion of the building.
Controlled due diligence
What a serious buyer still needs.
01
Current title extract, seller authority and exact transaction perimeter
02
Measured plans, attic area confirmation and parking documentation
03
Three years of monthly occupancy, ADR, RevPAR and channel mix
04
Full P&L, normalised EBITDA/NOI bridge and working-capital position
05
Independent building survey, façade scope and five-year capex plan
06
Planning, heritage, fire, accessibility and alternative-use opinions
Private investment opportunity · Slovakia
The investment case.
A protected 10-key hospitality property with an operating platform, an expert real-estate appraisal and several credible repositioning routes in an established spa destination.
Decision basis
The appraisal supports a real-estate value reference; it is not an income valuation or a return forecast. Asking price and transaction structure are available on request.
Document verifiedIllustrative assumptionTo be confirmed
Confidential next step
Move from presentation to evidence.
Qualified parties can request the investment memorandum, supporting data room or a confidential introductory call.
