Property for Sale – Ideal for a Guesthouse Investment
Summary
Total area: 282 sq.m
Floors: 3
Capacity: up to 10–12 guests
Price: €397,000 (€1,407/sq.m)
Location: 2 minutes from the Etar Ethnographic Complex (over 180,000 visitors annually)
Parking: garage + outdoor parking spaces
Status: fully finished property of high-quality construction, ready to operate immediately as a guesthouse
Financial model: Guesthouse Investment Model – Etar
Virtual tour: View in 3D
Main Features (Quality and Equipment)
Furniture: solid wood
Railings: wrought iron
Heating: diesel system (Viessmann) / option for heat pump
Insulation: total 23 cm (15 cm external + 8 cm internal)
Sauna
High-grade electrical installation
Generator switch system
Hydrophore with 1m³ water tank
200L boiler
Pre-installed lines for future solar system (boiler/PV)
Garage + external parking spaces
Location and Potential
Located just 2 minutes from the Ethnographic Open-Air Museum “Etar” – a tourist hub with consistent annual visitor flow.
The region offers year-round tourism potential: weekend getaways, family gatherings, company retreats, cultural and sports events.
Included in the Price
6-Month Full Marketing Package for the Property:
Creation of a modern website with direct booking integration (calendar, payments, policies)
SEO optimization: technical, on-page, and local (Google Business, directories, structured data)
Social media management: content planning, posts, reels, UGC, influencer collaborations
Remarketing and email automation for direct bookings
Integration with OTA platforms (optional): Booking.com, Airbnb, etc.
Photo/video package: professional interior/exterior photos and short promo videos
Note: Advertising budgets for Meta/Google/OTA platforms are not included – set monthly based on strategy.
Optional Management & Maintenance Contract
We can provide full property management for passive income generation:
Management fee: 20% of gross accommodation revenue
Includes: OTA/channel management, pricing, guest communication, check-in/out, cleaning coordination, minor maintenance, and monthly reports
OTA fees paid by property; final cleaning fee charged to guests
Term: 12 months, auto-renewal, 30-day cancellation notice
Goal: passive investment with maximum direct bookings
Investment Model (Illustrative)
Target ROI period: ~9 years (base case)
| Scenario | Avg. Price/Night (€) | Occupancy | Gross Income/Year (€) | Expenses/Year (€) | NOI/Year (€) | Annual Yield | Payback |
|---|
| Conservative | 260 | 45% | 42,705 | 16,447 | 26,258 | 6.6% | 15.1 yrs |
| Base (Target) | 320 | 60% | 70,080 | 26,028 | 44,052 | 11.1% | ≈9.0 yrs |
| Upside | 340 | 65% | 80,665 | 29,733 | 50,932 | 12.8% | 7.8 yrs |
Comment: The base scenario is achievable through a mix of direct bookings (website, SEO, social media) and seasonality control via packages, retreats, and themed weekends.
Transaction Details
Price: €397,000
Included: property, all solid wood furniture and equipment per inventory list, key handover, and the start of the 6-month marketing package upon ownership transfer
Viewings & documentation: by appointment; full technical file and inventory available
Why This Property
High construction and energy efficiency → lower operating costs
Prime location near Etar with proven tourism demand
Infrastructure ready for solar and backup systems
Strong marketing foundation: website, SEO, social media, remarketing included
Option for fully managed, passive ownership model
Target payback: ~9 years (base case)