Project dossier 03 / 09 · Hotel pipeline · Guadix · Granada
Almaro vision is an AI renovation concept, not an existing condition or approved design.
Original photograph · Casas Cueva La Tala — 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
La Tala combines cave accommodation with four manor suites. Room quality, moisture control and accurate unit inventory determine whether the €135 net rate target is credible. Separate couples, family and whole-manor offers can improve pricing without counting the same accommodation twice.
The sale portal links to the operating La Tala business. Confirm the original selling mandate, current availability and exact sale perimeter. The tourism registration A/GR/00185 does not by itself establish a hotel licence. Almaro has no ownership or contractual commitment.
The sale portal advertises twelve cave units plus four manor suites. The operator independently confirms that the four suites can be rented individually; the twelve-cave inventory still needs a lawful unit schedule. Whole-manor bookings and suite bookings cannot be counted simultaneously. The 16-unit model remains conditional.
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 cave facade and timber entry within the existing earth mound; repaired retaining walls, warm limestone paving, native planting and refined outdoor seating. An illustrative design ambition; dimensions, permissions and costs remain to be established.
Before: Casas Cueva La Tala official operator photography
After: AI design study. Not existing condition or an approved plan. Framing differs.
Before · photograph
After · AI conceptA complete manor-suite restoration with warm lime, natural stone, a tailored bed wall, crafted cabinetry and layered lighting within the historic room.
Before: Casas Cueva La Tala — official operator photograph
After: AI design study. Not existing condition or an approved plan. Framing differs.
01 / Proposed workstream
Commission a cave-specific stability and geotechnical review; map water ingress, overburden and local defects before planning decorative work.
Cave format is established; technical condition unverified.
Before commitment: Specialist report defining safe scope and any restricted units.
02 / Proposed workstream
Record damp and condensation, test ventilation and drainage, and review each cave escape route and emergency access.
Technical priorities in the existing research.
Before commitment: Unit-level remediation and fire strategy accepted by advisers.
03 / Proposed workstream
Schedule kitchens, bathrooms, storage and robust furnishings separately for cave and manor formats; preserve usable original fabric where technically sound.
Accommodation categories reported; new specifications proposed.
Before commitment: Lawful unit schedule and costed room-type packages.
04 / Proposed workstream
Determine suite/private-house operating modes, shared-room access, cleaning effort and kitchen rights; design the booking logic before selling both formats.
Operator confirms individual suites and exclusive-use options.
Before commitment: One reconciled room calendar and clear guest access rules.
05 / Proposed workstream
Inspect water rights, treatment, pool systems and external drainage; test safe night routes between accommodation and shared facilities.
Source amenities and diligence priorities; routes are conceptual.
Before commitment: Verified utilities, maintenance plan and approved access works.
The spatial program
Conceptual relationships between guest spaces, rooms and operations. No measured or approved architectural plans have been obtained.
The sale portal advertises twelve cave units plus four manor suites. The operator independently confirms that the four suites can be rented individually; the twelve-cave inventory still needs a lawful unit schedule. Whole-manor bookings and suite bookings cannot be counted simultaneously. The 16-unit model remains conditional.
Whole-manor bookings and four suite bookings cannot be sold for the same nights. The 16-unit screen is conditional; a 14-unit sensitivity is retained in the existing model. No wedding venue or restaurant expansion is included in the spatial programme.
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
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.
€57k cash after replacement reserve ÷ €1.90m 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.
Directory guide €28/person/night for one-bedroom cave and €37/person/night for jacuzzi cave, other units higher; unclear tax/board/dates. These per-person guides are not unit ADR. €135 net base is an upgraded accommodation-unit assumption.
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 guides of €28 and €37 per person per night are not accommodation-unit ADRs. Dates, taxes and board are unclear. The €135 net base is a proposed accommodation-only unit rate; cave and manor products need separate pricing.
Rates retained from saved source evidence; official manor inventory and letting formats checked 2026-09-16.
Property business plan · operating screen
Build a clearly priced cave-and-manor stay business from the conditional 16-unit inventory and a €1.10m advertised entry price.
Earlier screening timetable: Illustrative phased refresh: 6–12 months after closing; allow 18–30 months after completion for stabilization. Cave remediation or permission issues could materially change the cost and timetable. 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 operator confirms four suites and whole-manor or individual-suite letting. Individual suite bookings do not include kitchen use.
The diligence room
Prove the lawful cave count and four-suite inventory; fourteen units materially changes the base result.
The sale portal advertises twelve cave units plus four manor suites. The operator independently confirms that the four suites can be rented individually; the twelve-cave inventory still needs a lawful unit schedule. Whole-manor bookings and suite bookings cannot be counted simultaneously. The 16-unit model remains conditional.
Public operator description and retained source imagery are available; legal identity, licensed capacity and inclusion in the sale still need documents.
6 attributed property photographs are linked. These record advertised appearance; they are not a measured or current-condition survey.
Build a clearly priced cave-and-manor stay business from the conditional 16-unit inventory and a €1.10m advertised entry price. 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: Prove the lawful cave count and four-suite inventory; fourteen units materially changes the base result.
Selling mandate, title/boundaries, water rights and treatment-system documents. Older directories describe fewer than twelve caves. The model tests sixteen units conditionally and also shows a fourteen-unit sensitivity.
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.
Selling mandate, title/boundaries, water rights and treatment-system documents.
Decision gate: Confirm the land, accommodation and business included.
Cave-by-cave and suite-by-suite plans and current tourism/activity certificates.
Decision gate: Resolve the 12-cave claim and the conditional 16-unit inventory.
Cave stability, moisture, ventilation and emergency-egress reports.
Decision gate: Identify remediation and any rooms unavailable for opening.
Unit-level rates, nights, turnover costs and manor booking history.
Decision gate: Use one consistent accommodation inventory with no suite/buyout overlap.
Tendered repairs, completion inspections and verified booking controls.
Decision gate: Release cleared units only; update the model if the lawful count changes.
Older directories describe fewer than twelve caves. The model tests sixteen units conditionally and also shows a fourteen-unit sensitivity.
The portal’s 1,221 m² and 3.4 hectares are advertised particulars awaiting title and measured-area reconciliation.
The setting is inland. No coastal or sea-view proposition is assumed.
Whitewashed cave entrances sit beneath the Guadix landscape, alongside an eighteenth-century manor with beams, fireplaces and stone interiors. The combination offers an unusually distinctive setting for a small retreat, with an advertised acquisition price of €1.10m.
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.