Project dossier 06 / 09 · Hotel pipeline · Nigüelas · Lecrín Valley
Almaro vision is an AI renovation concept, not an existing condition or approved design.
Original photograph · La Alquería de los Lentos — operator photograph*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. These are future targets, not current trading; room counts require licence verification.
The opportunity
Alquería has accommodation, gardens, a pool and wellness facilities in the Lecrín Valley. The proposed business needs to earn first from rooms, then from carefully scheduled meals and spa bookings. A full public restaurant requires a separate staffing and margin case.
Cumbre Villas 2141A is a high-confidence match to La Alquería de los Lentos. Confirm the legal property, included business and lawful accommodation schedule. Almaro has no ownership or contractual commitment.
Use fourteen accommodation units: the operator describes seven courtyard and seven garden rooms, including some apartment-like units. These are not fourteen identical double rooms. The separately marketed Love Suite in the village is excluded from the model and sale inventory assumption.
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 lime, timber and tiled roofs; renewed pool lining and limestone coping following the existing pool outline; refined paving, crafted loungers and planting within the intimate pool court. An illustrative design ambition; dimensions, permissions and costs remain to be established.
Before: La Alquería de los Lentos official operator photography
After: AI design study. Not existing condition or an approved plan. Framing differs.
Before · photograph
After · AI conceptA complete garden-suite restoration in warm lime, stone and timber, with bespoke furniture, natural textiles and discreet contemporary services.
Before: La Alquería de los Lentos — official operator photograph
After: AI design study. Not existing condition or an approved plan. Framing differs.
01 / Proposed workstream
Schedule the two seven-unit groups separately, including apartment-style layouts, bathrooms, kitchens where present and guest privacy; tailor finishes to each category.
Operator-reported inventory; exact lawful layouts unverified.
Before commitment: Approved 14-unit schedule excluding the off-site Love Suite.
02 / Proposed workstream
Document significant mill fabric, inspect roof and damp, and coordinate lighting, seating and guest use with conservation advice.
Historic mill identity sourced; interventions proposed.
Before commitment: Condition survey and an agreed retention/repair schedule.
03 / Proposed workstream
Inspect water supply, drainage, pool systems, hammam ventilation, treatment and energy demand before selecting equipment or promising service levels.
Facilities described in source material; no plant report available.
Before commitment: Technical report, operating requirements and maintenance cost plan.
04 / Proposed workstream
Match kitchen capability, guest dining, stores and waste handling to a reservation-led meal offer; separately test any public restaurant proposition.
Proposed operating discipline from the retained business plan.
Before commitment: Permitted food use, a priced kitchen scope and paid departmental roster.
05 / Proposed workstream
Review paths, lighting, irrigation and emergency/housekeeping access between room groups; phase landscape work with guest privacy and maintenance capacity.
Gardens and room groups evidenced; routing is conceptual.
Before commitment: Measured site/access plan and costed maintenance programme.
The spatial program
Conceptual relationships between guest spaces, rooms and operations. No measured or approved architectural plans have been obtained.
Use fourteen accommodation units: the operator describes seven courtyard and seven garden rooms, including some apartment-like units. These are not fourteen identical double rooms. The separately marketed Love Suite in the village is excluded from the model and sale inventory assumption.
The separately marketed village Love Suite is outside the modeled inventory. No full public-restaurant staffing or capacity is assumed covered by the existing screen. Different tourism-registration references require current certificates; neither establishes the complete legal use on its own.
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
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.
€14k cash after replacement reserve ÷ €2.61m screening capital.
Unlevered; before income tax. Not IRR.
Capital includes works, 20% works contingency, working capital and a reopening allowance. 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.
Undated directory from €77/night with examples near €82 double and €100 junior suite; board, tax and dates unclear. €140 net base requires meaningful uplift.
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 propertySaved directory offers start around €77 per night, with examples near €82 for a double and €100 for a junior suite. Dates, board and taxes are unclear. The proposed €140 net annual ADR needs evidence from the actual fourteen-unit mix.
Saved source evidence in expansion-financials.json; not a newly checked quote.
Property business plan · operating screen
Improve fourteen courtyard and garden units while making meals and wellness pay for the staff required to deliver them.
Earlier screening timetable: Illustrative phased refresh: 6–12 months after closing, subject to technical and permission checks. Allow 18–30 months after completion for stabilized positioning. 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
Resolve the tourism-registration discrepancy and confirm the staffing and permissions for the intended food and spa offer.
Use fourteen accommodation units: the operator describes seven courtyard and seven garden rooms, including some apartment-like units. These are not fourteen identical double rooms. The separately marketed Love Suite in the village is excluded from the model and sale inventory assumption.
Public operator description and retained source imagery are available; legal identity, licensed capacity and inclusion in the sale still need documents.
5 attributed property photographs are linked. These record advertised appearance; they are not a measured or current-condition survey.
Improve fourteen courtyard and garden units while making meals and wellness pay for the staff required to deliver them. 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: Resolve the tourism-registration discrepancy and confirm the staffing and permissions for the intended food and spa offer.
Title, building/land schedules and an explicit list of included units and businesses. The broker’s 1,430 m² built and 20,281 m² land require title and measured-area verification.
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.
Title, building/land schedules and an explicit list of included units and businesses.
Decision gate: Keep the village Love Suite outside the assumed 14-unit acquisition.
Current tourism, restaurant and spa/activity documents with transfer advice.
Decision gate: Resolve the conflicting registration references in operator material.
Mill/fabric, pool, hammam, water and access reports.
Decision gate: Establish essential repairs and the permitted operating scope.
Room, food and wellness accounts with actual payroll and bookings.
Decision gate: Cost a fully paid team; evaluate meals and treatments after labour.
Completed essential works, plant commissioning and service procedures.
Decision gate: Release room groups and ancillary services only when ready and authorised.
The broker’s 1,430 m² built and 20,281 m² land require title and measured-area verification.
The operator’s hotel and spa pages display different tourism registrations. Obtain the current certificates and permitted uses.
This is an inland Lecrín Valley retreat. No sea view or independently verified coastal driving time is assumed.
A restored sixteenth-century mill, whitewashed buildings and mature gardens create a natural retreat setting below the Granada mountains. The existing rooms, restaurant, pool and spa facilities provide a tangible hospitality base for a carefully costed next chapter.
Existing property record; advertised particulars, not title or a survey.
Retained operator material and photographs; not a licence certificate or seller accounts.
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.
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.