Total Investment
$110M
Including 10% inflation buffer
Total Revenue
$239.7M
Residential + Commercial + Parking
Project Net Profit
$101.9M
42.5% profit margin
Number of Units
1,300
Studios + 1-bedroom + 2-bedroom
Key Investment Advantages
Investment Opportunity: WorldHotels™ Elite Kobuleti represents a premium aparthotel investment with guaranteed 10-year management returns. The project offers stable 10.6% annual yields with strong operational fundamentals in Georgia's growing tourism market.
Project Timeline: 5-year development phase (2025-2029) with operational launch in 2030. Pre-sales begin immediately with 60-month interest-free payment plans available.
Project Specifications
| Parameter | Value | Details |
| Location | Kobuleti, Georgia | Black Sea waterfront, premium resort destination |
| Total Area | 115,000 m² | Two 44-story towers + retail podium |
| Residential Area | 60,000 m² | 1,300 fully furnished aparthotel units |
| Commercial Area | 20,000 m² | Restaurants, spa, fitness, retail spaces |
| Building Height | 162 meters 50 floors | 48 floors above ground + 2 basement levels |
| Land Plot | 11,235 m² | Beachfront property with private access |
| Brand | WorldHotels Elite | International luxury brand management |
Unit Type Distribution
| Unit Type | Quantity | Average Size (m²) | Percentage | Price per m² |
| Studios | 1,000 | 35 m² | 76.9% | $3,000 |
| 1+1 Apartments | 250 | 55 m² | 19.2% | $3,200 |
| 2+1 Apartments | 50 | 80 m² | 3.9% | $3,500 |
| Total Units | 1,300 | 46.2 m² avg. | 100% | $3,000 avg. |
Strategic Location: Kobuleti is Georgia's fastest-growing resort destination with government infrastructure investments and increasing international tourism. The Black Sea coastline offers year-round appeal for both business and leisure travelers.
Development Timeline & Investment Schedule
2025
Site preparation and foundation
$11.0M Investment
2026
Foundation and underground parking
$21.0M Investment
2027
Structural framework
$31.0M Investment
2028
Shell and facade completion
$21.0M Investment
2029
Interior finishing and furnishing
$21.0M Investment
2030
Grand opening and operations
Revenue Generation
Detailed Cost Breakdown
| Cost Category | Amount (USD) | % of Total | Cost per m² |
| Land Acquisition | $2,000,000 | 1.8% | $17 |
| Architecture & Permits | $1,000,000 | 0.9% | $9 |
| Construction Permits & Fees | $1,400,000 | 1.3% | $12 |
| Core Construction (Shell) | $70,000,000 | 63.6% | $609 |
| Interior Finishing & Furnishing | $30,000,000 | 27.3% | $261 |
| Marketing & Sales (5 years) | $5,000,000 | 4.5% | $43 |
| Inflation Buffer (10%) | $10,000,000 | 9.1% | $87 |
| Total Development Cost | $110,000,000 | 100.0% | $957/m² |
Risk Management: 10% inflation buffer accounts for potential cost escalation. Fixed-price contracts with major contractors are recommended to mitigate construction cost risks.
Residential Sales
$197.7M
1,300 units with 5% annual price growth
Commercial Sales
$35.0M
7,000 m² @ $5,000/m²
Parking Revenue
$7.0M
350 spaces at $20,000 each
Total Revenue
$239.7M
Gross revenue before taxes
Sales Schedule & Pricing Strategy
← Scroll horizontally to view all data →
| Period | Units | Price/m² | Revenue | % Sold |
| 2025-26 | 500 | $3,000 | $69.2M | 38.5% |
| 2027-28 | 500 | $3,307 | $76.4M | 77.0% |
| 2029 | 300 | $3,781 | $52.1M | 100% |
| Total | 1,300 | $3,295 | $197.7M | 100% |
Sales & Marketing Expenses
| Expense Category | Amount | % of Revenue | Description |
| Real Estate Agent Commissions | $7,908,000 | 3.3% | 5% commission on 80% of sales |
| Sales Department Salaries | $1,320,000 | 0.6% | 14 sales specialists over 5 years |
| Office & Operations | $400,000 | 0.2% | Office rent, vehicles, utilities |
| Total Sales Expenses | $9,628,000 | 4.0% | 5-year sales period |
Sales Strategy: 60-month interest-free payment plans make units accessible to international investors. Strong agent network ensures global market reach across key target markets.
Hotel Operations Model
Total Rooms
1,300
Studios: 1,000 | 1-bed: 250 | 2-bed: 50
Average Occupancy
75%
100% high season / 50% low season
Average Daily Rate
$130
Studio rate
Annual Revenue
$37.8M
Gross hotel revenue
Seasonal Performance Analysis
← Scroll horizontally to view all data →
| Season | Period | Days | Occupancy % | ADR | Revenue |
| High | May-Sept | 153 | 100% | $130 | $25.87M |
| Low | Oct-Apr | 212 | 50% | $130 | $11.93M |
| Annual | | 365 | 75% | $130 | $37.80M |
Operating Expenses Breakdown
| Expense Category | Annual Cost | % of Revenue | Per Room/Year |
| Staff Expenses | $1,400,000 | 3.7% | $1,077 |
| Utilities | $1,890,000 | 5.0% | $1,454 |
| Maintenance & Repairs | $743,000 | 2.0% | $571 |
| Marketing & Advertising | $456,000 | 1.2% | $351 |
| Insurance | $378,000 | 1.0% | $291 |
| Operating Taxes | $756,000 | 2.0% | $582 |
| WorldHotels™ Brand Fees | $156,000 | 0.4% | $120 |
| Other Operating Expenses | $367,000 | 1.0% | $282 |
| Total Operating Expenses | $6,247,000 | 16.5% | $4,805 |
| Net Operating Income | $31,553,000 | 83.5% | $24,272 |
Revenue Sharing Model
| Stakeholder | Share | Annual Income | Per Unit/Year |
| Unit Owners | 60% | $18,932,000 | $14,563 |
| Management Company | 40% | $12,621,000 | $9,709 |
| Total Distribution | | $31,553,000 | $24,272 |
Management Agreement: All unit owners must sign a 10-year management contract with GEUZ International under the WorldHotels™ Elite brand. Revenue is distributed monthly after covering all operating expenses.
Unit Investment Analysis
Average Unit Price
$138,000
Based on 60,000m² ÷ 1,300 units × $3,000/m²
Annual Rental Income
$14,563
60% share of net operating income
Annual Yield
10.6%
$14,563 ÷ $138,000
Payback Period
9.5 years
Excluding capital appreciation
10-Year Investment Projection
| Year | Annual Income | Cumulative Income | ROI % | Payback % |
| 2030 | $14,563 | $14,563 | 10.6% | 10.6% |
| 2031 | $14,563 | $29,126 | 10.6% | 21.1% |
| 2032 | $14,563 | $43,689 | 10.6% | 31.7% |
| 2033 | $14,563 | $58,252 | 10.6% | 42.2% |
| 2034 | $14,563 | $72,815 | 10.6% | 52.8% |
| 2035 | $14,563 | $87,378 | 10.6% | 63.3% |
| 2036 | $14,563 | $101,941 | 10.6% | 73.9% |
| 2037 | $14,563 | $116,504 | 10.6% | 84.4% |
| 2038 | $14,563 | $131,067 | 10.6% | 95.0% |
| 2039 | $14,563 | $145,630 | 10.6% | 105.5% |
| 2040 | $14,563 | $160,193 | 10.6% | 116.1% |
Investment Comparison
| Investment Type | Annual Yield | Risk Level | Liquidity | Management Required |
| WorldHotels™ Elite Kobuleti | 10.6% | Medium | Medium | None (Managed) |
| Georgian Bank Deposits | 8.0% | Low | High | None |
| Tbilisi Residential Rental | 6.5% | Medium | Medium | High |
| US Stock Market (S&P 500) | 7.5% | High | High | Medium |
| European REITs | 5.5% | Medium | Medium | None |
Competitive Advantage: The 10.6% annual yield significantly outperforms traditional investment options while maintaining professional management and brand recognition through WorldHotels™ Elite.
Project Financial Summary
| Financial Component | Amount (USD) | Percentage | Notes |
| REVENUE STREAMS |
| Residential Unit Sales | $197,700,000 | 82.5% | 1,300 units with 5% annual price growth |
| Commercial Space Sales | $35,000,000 | 14.6% | 7,000 m² at $5,000/m² |
| Parking Space Sales | $7,000,000 | 2.9% | 350 spaces at $20,000 each |
| Total Gross Revenue | $239,700,000 | 100.0% | All sales combined |
| PROJECT EXPENSES |
| Construction & Development | $110,000,000 | 79.8% | Including 10% inflation buffer |
| Sales Commissions | $7,908,000 | 5.7% | 5% on 80% of sales through agents |
| Sales Operations | $1,720,000 | 1.2% | Sales department, office, marketing |
| VAT (15.25%) | $18,204,000 | 13.2% | Georgian VAT on gross revenue |
| Total Project Expenses | $137,832,000 | 100.0% | All development costs |
| NET PROJECT PROFIT | $101,868,000 | 42.5% | Developer profit margin |
Key Performance Indicators
Total Investment Multiple
2.18x
Breakeven Occupancy
22.3%
Debt Service Coverage
3.48x
Price per m² Growth
+27.6%
Risk Assessment & Mitigation
| Risk Factor | Impact | Probability | Mitigation Strategy |
| Construction Cost Overruns | High | Medium | 10% buffer + fixed-price contracts |
| Tourism Demand Decline | High | Low | Diversified target markets + brand strength |
| Currency Risk | Medium | Medium | USD pricing + hedging strategies |
| Regulatory Changes | Medium | Low | Government tourism sector support |
| Competition | Medium | Medium | Premium positioning + first-mover advantage |
Investment Conclusion: WorldHotels™ Elite Kobuleti represents an exceptional investment opportunity with strong fundamentals: 42.5% developer profit margin, 10.6% investor yields, and comprehensive risk mitigation strategies. The project benefits from Georgia's growing tourism sector and strategic coastal location.
Tax Optimization: Upon construction commencement, the company will submit an application to the Ministry of Economy and Finance for "Tourism Object" status, which provides VAT exemption rights. This could provide additional cost savings of up to 15.25%, potentially increasing overall project profitability and investor returns.