Project dossier 08 / 09 · Restoration pipeline · Llagostera · Gironès
Almaro vision is an AI renovation concept, not an existing condition or approved design.
Original photograph · Cottage Properties, listing ref.2065*Earlier screening case, after a replacement reserve and before debt and income tax. The full restoration illustrated here has not been costed. Use the works-budget sensitivity below to test larger investment. This earlier screen also needs a separately funded reopening-loss allowance. These are future targets, not current trading; room counts require licence verification.
The opportunity
Llagostera offers a substantial estate, but much of its gross area is sheds and storage. The investment rests on an approved sixteen-key plan, a costed conversion and evidence for a €240 net room rate. Land and auxiliary buildings need their own maintenance and use assessment.
This estate is a proposed conversion prospect. The current domestic accommodation is not represented as an approved 16-key hotel.
The listing reports 17 domestic bedrooms, seven bathrooms and approximately 2,464 m² gross built area on 27.5 hectares. The 16-key hotel scenario is an unapproved conversion and layout assumption. An existing hotel licence has not been verified.
View sale listingArchitecture & interiors
Restore the building’s character, renew its services and design the entire guest experience. These studies describe an ambition; a surveyed and priced scheme comes next.
Before · photograph
After · AI conceptRestored masonry, terracotta roofs and chestnut joinery; renewed pool and garden paving, refined pergola dining and native planting around the existing buildings and mature cypresses. An illustrative design ambition; dimensions, permissions and costs remain to be established.
Before: Cottage Properties, listing ref.2065 · retained source Sale listing · Cottage Properties via Worldhouses
After: AI design study. Not existing condition or an approved plan. Framing differs.
01 / Proposed workstream
Measure habitable buildings, sheds and parking/storage separately; match the survey to title, cadastral records and current authorised uses.
Listing narrative provides an area breakdown with conflicting summary fields.
Before commitment: A single reconciled schedule of legal, built and usable areas.
02 / Proposed workstream
Test en-suite rooms, accessible accommodation, corridor/escape space and housekeeping support against the habitable footprint; compare sixteen keys with lower-capacity options.
16 keys are an existing model assumption, not an approved plan.
Before commitment: Architect feasibility options and written planning/tourism-use advice.
03 / Proposed workstream
Survey roofs, load paths, floors, timber, damp and protected elements before placing new bathrooms or opening up circulation.
Historic estate described in source material; condition unverified.
Before commitment: Structural/conservation scope coordinated with the proposed use.
04 / Proposed workstream
Verify legal supplies, treatment capacity, drainage, electrical demand, hot water and plant space for a paid hospitality operation.
Proposed technical scope from the retained conversion plan.
Before commitment: Service capacity assessment, permission route and priced infrastructure works.
05 / Proposed workstream
Review emergency and service access, landscape maintenance and responsibilities across the reported estate; separate optional auxiliary-building reuse from the core hotel.
27.5-hectare claim and auxiliary areas are broker-reported.
Before commitment: Verified boundaries, access rights and annual maintenance/service plan.
06 / Proposed workstream
Tender an approved core scope including professional fees, FF&E, pre-opening and programme risks; define the paid team before setting an opening date.
Proposed implementation; existing legacy screen has incomplete capital scope.
Before commitment: Complete cost and programme review alongside the unchanged source model.
The spatial program
Conceptual relationships between guest spaces, rooms and operations. No measured or approved architectural plans have been obtained.
The listing reports 17 domestic bedrooms, seven bathrooms and approximately 2,464 m² gross built area on 27.5 hectares. The 16-key hotel scenario is an unapproved conversion and layout assumption. An existing hotel licence has not been verified.
Seventeen domestic bedrooms are not evidence of sixteen lawful hotel keys. Gross built area is not all habitable guest accommodation. No new accommodation in sheds, new pool, additional floor or new view is implied.
The property today / 6 photographs
Existing photographs from the operator or sale listing. Open any image for its full view; sources are linked below each photograph.
Acquisition & operating economics
Negotiate the acquisition and test the capital required. A more extensive renovation must earn its place in the investment case.
Operating scenario
This earlier model contains a base case only.
Price sensitivity, not an agreed discount. Only purchase price and its 12% transaction allowance change; operating income stays the same.
The full renovation concepts are not costed. This sensitivity increases works and contingency while keeping operating income unchanged; it does not forecast a higher room rate or capture extra closure costs.
€223k cash after replacement reserve ÷ €4.52m screening capital.
Unlevered; before income tax. Not IRR.
Earlier screening budget: reopening losses, holding costs and some fees/FF&E have no separately verified allowance. Yield will fall when unfunded costs are added. These are post-improvement assumptions, not current trading. Net rates exclude accommodation taxes and precede commissions; occupancy uses all 365 days.
Allowances need a measured survey and contractor pricing. Financing, tax and any extra central costs are excluded.
€240 NET is an ambitious luxury conversion assumption. No current hotel ADR or occupancy.
Starting prices and individual stay quotes do not establish achieved annual ADR. The target must be tested with monthly room sales, rate mix, seasonality and booking pace.
View the source propertyNo current hotel ADR or occupancy is supplied. The €240 net rate is a proposed premium conversion assumption requiring matched rural-hotel evidence.
Source assumption; no achieved trading or verified rate comparator.
Property business plan · operating screen
Test whether a sixteen-key country hotel can justify the conversion cost within the existing habitable buildings.
Earlier screening timetable: Plan 18–30 months for conversion after permissions and a tendered scope, followed by 18–30 months to build stabilized trading. Approval time and holding costs require a separate allowance. The full renovation design requires its own permission, contractor and closure programme; these durations are not a validated delivery schedule for that design.
Proposed commercial plan; guest segments and interventions are hypotheses to validate. The complete renovation ambition requires a newly priced scope, an opening programme and validation of the room-rate and occupancy targets; the retained operating and capital figures are an earlier screen.
The diligence room
Secure a feasible hotel-use and sixteen-key layout before relying on the modeled income.
The listing reports 17 domestic bedrooms, seven bathrooms and approximately 2,464 m² gross built area on 27.5 hectares. The 16-key hotel scenario is an unapproved conversion and layout assumption. An existing hotel licence has not been verified.
6 attributed property photographs are linked. These record advertised appearance; they are not a measured or current-condition survey.
Test whether a sixteen-key country hotel can justify the conversion cost within the existing habitable buildings. The operating plan is illustrative, not actual seller trading.
No measured, architect-certified existing plan or survey is present in the reviewed dossier. The attached SVG is a conceptual relationship diagram only.
No current licence certificate, approved accommodation schedule or complete planning/activity permission set is present in the reviewed material. Key issue: Secure a feasible hotel-use and sixteen-key layout before relying on the modeled income.
Confirm Cottage 2065, legal building uses, cadastral/title boundary and measured schedules. The narrative breaks 2,463.76 m² gross built area into 1,373.78 m² habitable space, 788.18 m² sheds and 301.80 m² parking/storage. A summary field labels the habitable figure as built area; reconcile it against measured plans.
No measured condition report, coordinated services/fire/access design, tendered bill of quantities or construction-ready blueprint is supplied. The workstreams below are a proposed brief.
No verified actual ADR, occupied nights, NOI or full employee schedule is supplied. Request 36 months of monthly trading, payroll, bookings and capital history where an operating business exists.
Confirm Cottage 2065, legal building uses, cadastral/title boundary and measured schedules.
Decision gate: Resolve habitable/gross confusion and the plot-area difference.
Written advice on hotel conversion, protected fabric and tourism authorisation.
Decision gate: Establish a viable route before relying on sixteen future keys.
16-key and lower-capacity studies including service, access and fire space.
Decision gate: Select only a configuration that the building and permission route support.
Technical surveys, full conversion quotations and matched rural-demand evidence.
Decision gate: Test the existing rate and operating assumptions against a feasible scope.
Required approvals, supervised works, commissioning and paid staff training.
Decision gate: Set the opening programme after permission and tendered scope, with holding/ramp needs separately resolved.
The narrative breaks 2,463.76 m² gross built area into 1,373.78 m² habitable space, 788.18 m² sheds and 301.80 m² parking/storage. A summary field labels the habitable figure as built area; reconcile it against measured plans.
Seventeen domestic bedrooms do not establish 16 saleable hotel keys. Bathrooms, circulation, accessibility and staff spaces need a new layout.
The plot card reports 273,533 m², while the narrative rounds the estate to 27.5 hectares. Verify the cadastral and registered boundary.
A large historic estate in the Gironès, combining a substantial masia with an extensive rural setting. Its scale creates room for a considered hospitality plan, but the investment must begin with the building’s condition, permitted use and a workable guest layout.
Existing property record; advertised particulars, not title or a survey.
Retained analyst research and screening assumptions.
Proposed interventions, paid operating assumptions and conditional timing; source record in business-plan.json.
Existing attributed source photography. Marketing imagery does not certify current condition.
Generated visual studies and schematic diagrams are not as-built records or technical approval. A photograph does not verify the sale boundary, condition or licence. Photography publication licences have not been established.