Project dossier 04 / 09 · Hotel pipeline · Icod el Alto · Tenerife
Almaro vision is an AI renovation concept, not an existing condition or approved design.
Original photograph · Hotel Rural Casablanca — 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
Casablanca combines twenty rooms, Canarian courtyards and a hillside setting with Atlantic and Teide views. Almaro’s proposed work is a consistent room offer and disciplined running costs. The €135 net ADR and 58% calendar occupancy need evidence specific to this rural location.
Asten B187 is a high-confidence inferred match to Hotel Rural Casablanca, based on location, architecture, inventory and amenities. The legal property and business identity require documentary confirmation. It is a proposed acquisition, not an Almaro-owned hotel.
Municipal tourism independently records 20 rooms and 40 places, including four junior suites. Use 20 rooms in the model, subject to the actual licence schedule and transfer conditions. A tourism page supports the inventory but is not a licence certificate.
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 Canarian lime and volcanic masonry; deep chestnut galleries; basalt and limestone courtyard; fern garden, water basin and bespoke timber dining. An illustrative design ambition; dimensions, permissions and costs remain to be established.
Before: Hotel Rural Casablanca / Booking Channel operator photography
After: AI design study. Not existing condition or an approved plan. Framing differs.
Before · photograph
After · AI conceptA complete Canarian suite renewal with restored timber, soft lime finishes, finely crafted cabinetry, natural textiles and warm integrated lighting.
Before: Hotel Rural Casablanca — official operator photograph
After: AI design study. Not existing condition or an approved plan. Framing differs.
01 / Proposed workstream
Prepare a room schedule distinguishing standard rooms and junior suites; audit mattresses, lighting, bathrooms, storage and ventilation before ordering repeat items.
20-room inventory corroborated in retained research; licence unverified.
Before commitment: Approved room schedule and a costed category-by-category scope.
02 / Proposed workstream
Inspect roof details, timber galleries, moisture, site drainage and interfaces between courtyard buildings; target the sources of water damage first.
Canarian courtyard fabric evidenced; condition is unverified.
Before commitment: Measured condition report with urgent and planned repairs separated.
03 / Proposed workstream
Assess heated-pool plant, hot-water demand and controls; use monthly bills to compare service levels before selecting replacement equipment.
Existing plant priorities in the source business plan.
Before commitment: Plant inspection and a documented annual operating-cost basis.
04 / Proposed workstream
Map levels, luggage routes, emergency access, stairs and possible accessible paths; coordinate any interventions with the historic fabric.
Hillside setting is sourced; route design is proposed.
Before commitment: Measured topographic/building survey and coordinated access strategy.
05 / Proposed workstream
Plan breakfast and limited food service around a paid roster, stores and housekeeping routes; develop clear arrival guidance for touring guests.
Commercial hypothesis from the retained business plan.
Before commitment: Service plan, opening roster and permissions for intended food activity.
The spatial program
Conceptual relationships between guest spaces, rooms and operations. No measured or approved architectural plans have been obtained.
Municipal tourism independently records 20 rooms and 40 places, including four junior suites. Use 20 rooms in the model, subject to the actual licence schedule and transfer conditions. A tourism page supports the inventory but is not a licence certificate.
Four junior suites are within the 20 rooms, not additional keys. Hillside Atlantic/Teide views do not make the property beachfront. No extra room or land area is inferred from inconsistent broker fields.
The property today / 4 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.
€63k cash after replacement reserve ÷ €4.41m 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.
Indexed Expedia offer observed by source 5 September for 9 September 2026: €119/night for two adults including taxes/fees, breakfast indicated. Past-dated advertisement, not current quote or achieved ADR. €135 net base assumes improvement.
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 Expedia advertisement quoted €119 per night for two including taxes and fees, with breakfast indicated, for 9 September 2026. It is past-dated and is not achieved ADR. The model’s €135 net rate and 58% calendar occupancy are future targets.
Saved Expedia observation described in expansion-financials.json; exact offer URL is not preserved in that metadata.
Property business plan · operating screen
Use a 20-room Tenerife hotel to test nature-led demand across the year, with energy and pool costs included in the operating case.
Earlier screening timetable: Illustrative refurbishment: 6–12 months after closing, assuming no major structural or use changes. Stabilized positioning may take another 18–30 months after completion. 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 Asten B187’s identity and twenty-room permissions, then verify energy costs and rural demand through monthly trading.
Municipal tourism independently records 20 rooms and 40 places, including four junior suites. Use 20 rooms in the model, subject to the actual licence schedule and transfer conditions. A tourism page supports the inventory but is not a licence certificate.
Public operator description and retained source imagery are available; legal identity, licensed capacity and inclusion in the sale still need documents.
4 attributed property photographs are linked. These record advertised appearance; they are not a measured or current-condition survey.
Use a 20-room Tenerife hotel to test nature-led demand across the year, with energy and pool costs included in the operating case. 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 Asten B187’s identity and twenty-room permissions, then verify energy costs and rural demand through monthly trading.
Seller confirmation that Asten B187 is the intended hotel, plus cadastral/title plan. The broker table reports 13,190 m² land while its prose reports 15,000 m²; reconcile cadastral, registered and sale boundaries.
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.
Seller confirmation that Asten B187 is the intended hotel, plus cadastral/title plan.
Decision gate: Resolve the 13,190/15,000 m² land discrepancy.
20-room licence schedule, activity transfers and employee obligations.
Decision gate: Confirm the rooms and operating business legally transferred.
Roof/damp, levels/access and pool/energy reports with historic bills.
Decision gate: Set a costed scope and a sustainable service standard.
Monthly ADR, room nights, channels and payroll from the actual property.
Decision gate: Distinguish rural hillside demand from island resort statistics.
Completed room packages, plant commissioning and paid operating roster.
Decision gate: Verify safe room release and functioning guest systems.
The broker table reports 13,190 m² land while its prose reports 15,000 m²; reconcile cadastral, registered and sale boundaries.
This is a hillside property about 600 m above sea level with Atlantic and Teide views, not a beachfront hotel.
The broker’s bathroom field is unreliable and should not be used as a room-layout schedule.
Volcanic-stone details, timber galleries and tiled roofs frame a historic Canarian courtyard. The hillside setting gives the collection an Atlantic dimension, with sea and Teide views and a 20-room operating format independently corroborated by municipal tourism.
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.
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.