Project dossier 09 / 09 · Restoration pipeline · La Bisbal d’Empordà · Baix Empordà
Almaro vision is an AI renovation concept, not an existing condition or approved design.
Original photograph · GRN Samons · Netinmueble*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
The BR-157 masia requires full restoration. Its proposed sixteen-room hotel is an investment concept to test through measured plans, permissions and tendered works. The €250 net ADR is a future target; the operating Hotel Castell d’Empordà is a separate property.
This is the historic masia offered by Les Voltes under reference BR-157. It is not the existing Hotel Castell Empordà and has no stated affiliation with that hotel.
The listing reports five domestic bedrooms, 1,578 m² built, 1,278 m² usable and a 3,548 m² plot. Full restoration is required. The model assumes 16 future hotel keys; that capacity and hotel use are unapproved and unverified.
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 conceptComprehensive stone, lime and roof restoration retaining the masia’s massive buttresses and upper loggia; restored timber joinery, a dry limestone and gravel arrival court, planted terracotta pots and tailored seating. An illustrative design ambition; dimensions, permissions and costs remain to be established.
Before: GRN Samons · Netinmueble
After: AI design study. Not existing condition or an approved plan. Framing differs.
Before · photograph
After · AI conceptA full restoration of the vaulted hall into an arrival lounge, conserving the stone vaults and historic basin while introducing fine joinery, seating and warm light.
Before: GRN Samons property listing syndicated on Netinmueble
After: AI design study. Not existing condition or an approved plan. Framing differs.
01 / Proposed workstream
Survey structural movement, roofs, timber, masonry and water ingress; define safe access and temporary protection before non-essential interior work.
Full restoration is broker-reported; defects require inspection.
Before commitment: Engineer-led stabilisation and repair package with safe access established.
02 / Proposed workstream
Document arches, stonework, joinery and other retained fabric; reconcile built and usable area and identify what alterations may be acceptable.
Fabric visible in matched source photographs; heritage controls unverified.
Before commitment: Measured survey, condition schedule and conservation/planning advice.
03 / Proposed workstream
Test sixteen en-suite guestrooms alongside public rooms, fire/access routes and staff support; quantify a lower-key alternative without forcing rooms into unsuitable space.
16 keys are an unapproved source-model assumption.
Before commitment: Feasible options supported by measured usable area and permissions advice.
04 / Proposed workstream
Investigate available utilities and route water, drainage, electrical, ventilation and hot-water systems with minimal damage to retained fabric.
Proposed full-restoration scope; current service capacity unknown.
Before commitment: Coordinated engineering design and priced utility connections.
05 / Proposed workstream
Test arrival, lounge/dining, housekeeping, stores and staff facilities within the approved building programme, separating guest privacy from servicing.
Proposed operational brief; room positions unknown.
Before commitment: A complete operating layout and paid service roster.
06 / Proposed workstream
Tender conservation and fit-out packages with contingency, professional inputs, FF&E and pre-opening scope explicit; sequence work around approvals and structural dependencies.
Proposed implementation; legacy capital scope remains unchanged.
Before commitment: Contractor-backed restoration budget and a permission-led opening programme.
The spatial program
Conceptual relationships between guest spaces, rooms and operations. No measured or approved architectural plans have been obtained.
The listing reports five domestic bedrooms, 1,578 m² built, 1,278 m² usable and a 3,548 m² plot. Full restoration is required. The model assumes 16 future hotel keys; that capacity and hotel use are unapproved and unverified.
Five domestic bedrooms are not a current sixteen-room hotel. This is the BR-157 masia, not the separate operating Hotel Castell d’Empordà. No new floors, pools, approved plans or additional usable area are represented.
The property today / 5 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.
€262k cash after replacement reserve ÷ €4.84m 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.
Nearby established Castell d’Empordà operator from €200 gross B&B; assumed €250 NET requires premium execution.
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 propertyThe saved model cites the separate Hotel Castell d’Empordà from €200 gross with breakfast. That starting rate does not establish a €250 net annual ADR for this restoration project.
Comparator retained from saved model. Official homepage verification was blocked by a browser challenge; rate not revalidated.
Property business plan · operating screen
Negotiate the masia as a full-restoration project, tying acquisition price to a viable sixteen-key hotel plan and costed works.
Earlier screening timetable: Allow 24–36 months for restoration after permissions and a tendered scope, then 18–30 months to build stabilized trading. The approvals period and holding costs are additional. 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
Confirm hotel conversion permission, achievable key count and the complete restoration cost.
The listing reports five domestic bedrooms, 1,578 m² built, 1,278 m² usable and a 3,548 m² plot. Full restoration is required. The model assumes 16 future hotel keys; that capacity and hotel use are unapproved and unverified.
5 attributed property photographs are linked. These record advertised appearance; they are not a measured or current-condition survey.
Negotiate the masia as a full-restoration project, tying acquisition price to a viable sixteen-key hotel plan and costed works. 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: Confirm hotel conversion permission, achievable key count and the complete restoration cost.
BR-157 title, sale perimeter, heritage status and current-use documents. Five domestic bedrooms cannot be treated as a current 16-key hotel. Test the assumed layout, servicing and approvals from first principles.
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.
BR-157 title, sale perimeter, heritage status and current-use documents.
Decision gate: Keep this masia distinct from the separate hotel with a similar name.
Structure, roof, damp, utilities and built/usable area surveys.
Decision gate: Identify safe access, urgent protection and fabric constraints.
Written use advice and sixteen-key/lower-key plans including service and compliance space.
Decision gate: Approve a feasible study basis without treating the model as a plan.
Tendered works, programme, complete cost scope and demand evidence.
Decision gate: Reassess purchase terms against actual restoration and capacity evidence.
Required permissions, supervised restoration, commissioning and paid operating team.
Decision gate: Open only after the lawful accommodation and services are documented.
Five domestic bedrooms cannot be treated as a current 16-key hotel. Test the assumed layout, servicing and approvals from first principles.
Built and usable areas differ materially: 1,578 m² versus 1,278 m². The distinction matters for restoration budgets and guestroom feasibility.
An authentic historic masia near Castell d’Empordà, with the atmosphere and accumulated detail of an old rural house. Its attraction is precisely the character that a restoration must protect. The project requires a complete technical and planning assessment before a hospitality concept can become an investment.
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.