Golden Ridge — Investor Briefing

Executive Summary

Problem: Premium guests struggle to find silent, truly private high-design stays.
Solution: Ten non-overlooked units + nature wellness for deep recovery and digital detachment.
USP: Silence-first masterplan, low density, architectural diversity (cabin, treehouse, earth house).
Model: Direct bookings, 3–7 night minimums, curated experiences as margin accretive upsells.
Returns: ADR premium × shoulder-season utilization (sauna/forest/sea) × modular scaling.

Key Facts

10 ha freehold land near the Slovenian Boarder, Croatia.
Natural privacy, sightline-controlled parcels, sound minimization.
Wood-fired sauna, cold plunge, outdoor showers; social deck and fire circle.
PV/battery-ready utilities, rainwater capture, low impermeable surfaces.

Ask includes: master planning, permit pathway, utilities, first 10 units, core wellness, landscape and access.

Problem

Overtourism and noise crowd out premium serenity.
True privacy (non-overlooked plots) is scarce; most “luxury” relies on service, not silence.
Wellness is often indoor-spa centric, not nature-based regeneration.

Solution & Value Proposition

Low-density micro-resort: ~10 fully secluded units, each with private outdoor space.
Signature ritual: Silence → Wood sauna → Cold plunge → Forest/Sea walk.
Architecture as experience: cabins, treehouses, earth houses — minimal footprint, maximum calm.
Curated programming: breathwork, nature walks, dark-sky nights, digital detox.

Defensible USP

Silence-first masterplan: sightlines, setbacks, and landscaping engineered for non-visibility.
Modular phasing: de-risked capex path with measurable learning loops per cohort of units.
ESG by design: materials, water, and energy systems integrated from the start.
Owner-operator: quality control, faster decisions, alignment on brand and returns.

Target Customers

Urban professionals, founders, and creatives (DACH + Northern Europe).
Retreat couples and micro-teams (work-retreats up to 6 pax per unit).
Seasonality hedge: autumn/winter demand for sauna rituals and quiet weeks.

70% Direct20% Boutique OTAs10% Curated Retreats

Market Dynamics

Driver	Implication
Overtourism at hotspots	ADR premium for true seclusion and low density
Work-from-anywhere	Shoulder-season demand and longer stays
Health & longevity wave	Nature-wellness upsells with strong margins

Competitive Landscape

Fragmented mix of camping, glamping, and villas; few offer silence-first + non-overlooked + nature-wellness at premium standards.

Differentiation: low density, sightline control, architectural variety.
Barrier to entry: land control + masterplan + curated operating model.

Business Model

Revenue: lodging (ADR premium), experiences (sauna ritual, breathwork), curated food boxes.
Pricing: seasonal rates, 3–7 night minimums, dynamic pricing, limited inventory for scarcity.
Distribution: direct (SEO/content/brand), boutique OTAs, retreat partners.

Target Unit Economics

Metric	Target
ADR (HS/LS)	€XXX / €XX
Occupancy (avg.)	XX–YY%
RevPAR	€XX–€XXX
Variable cost / stay	€X–€XX
Contribution / unit	€XX–€XXX

Conservative seed assumptions; sensitivity detailed in Financials.

Phase-1 CAPEX / OPEX

Line Item	Estimate
Access & utilities (roads, water, PV-ready)	€XXXk
10 units (cabin/tree/earth + fit-out)	€X.XXXk
Wellness core (wood sauna, cold plunge, showers)	€XXXk
Social commons & landscaping	€XXk
Planning & permits	€XXk
Annual OPEX (team, energy, upkeep)	€XXk

Capital structure: Equity + green lending / grant options + PV/battery financing in Phase-2.

Site & Masterplan

Low-impact routing: paths and sightlines engineered for calm and non-visibility.
Unit mix: 4× cabins, 3× treehouses, 3× earth houses (Phase-1).
Commons: social deck, fire circle, “Library of Silence”.
Wellness: wood-fired sauna, cold plunge, outdoor showers, forest rest zones.

Product Principles

Silence & privacy > everything else.
Materials: wood, stone, natural fibers; low-tech first, seamless smart-tech optional.
ESG through design: minimal footprint, water stewardship, energy readiness.

Utilities Setup

PV-ready with battery (Phase-2); energy-efficient systems.
Rainwater cisterns, water-saving fixtures; biological treatment.
Minimal sealed surfaces; shaded microclimates.

Roadmap & Permits

Phase	Milestone	Status
Q3–Q4 2025	Masterplan, surveys, pre-permits	Planned
Q1–Q2 2026	Final permits, utilities build-out	Planned
Q2–Q3 2026	Phase-1 units + wellness core	Planned
Q3 2026	Soft opening & ops learning loop	Target

Permit pathway prepared with local advisors; buffer embedded in schedule.

ESG Commitments

E: low embodied carbon (wood), PV readiness, rainwater capture, habitat-friendly lighting.
S: local hiring and suppliers; curated community events; fair labor standards.
G: investor reporting by cohort, safety & compliance stack, risk register governance.

KPIs: energy intensity / occupied night, water per stay, local sourcing %, guest well-being NPS.

Financials (Illustrative)

Scenario	Assumptions	Outcome
Base	ADR €XXX; Occ. XX%; 10 units; Opex €XXk	EBITDA €XXXk
Upside	ADR +15%; Occ. +8pp; Experiences +€XX/night	EBITDA €XXXk+
Downside	ADR −10%; Occ. −8pp; Cost +5%	EBITDA €XX–€XXXk

Full model with sensitivities available under NDA; capex drawdown aligned with permit milestones.

Return Levers

Price discipline (inventory scarcity, length-of-stay rules).
Shoulder-season programming (sauna weeks, creator residencies).
Experience margin: low cost, high perceived value, operationally simple.
Phase-2 optionality: additional units and PV/battery cash-on-cash yield.

Go-to-Market

Brand system around silence, privacy, and nature ritual.
Content engine: long-form essays, photography, partner features.
Direct performance: SEO for “secluded cabin/treehouse/sauna”.
Selective partners: boutique OTAs, retreat curators, wellness leaders.

Risks & Mitigations

Risk	Mitigation
Permit delays	Parallel tracks; early advisor engagement; phased scope
Cost inflation	Fixed-price packages; local sourcing; value engineering
Demand softening	Rate fences; experience bundles; DACH focus; flexible shoulder pricing
Ops complexity	Lean playbooks; owner oversight; tech-light stack; staged hiring

Team & Governance

Owner-operator with track record in complex development and operations.
Local architect and permitting counsel engaged (MoUs).
Advisory bench: hospitality, wellness programming, ESG reporting.

Governance: monthly investor updates, quarterly KPI pack, cohort-based capex gates.

Deal Terms (Indicative)

Raise: €X00k – €X.Xm (pre-dev to Phase-1 completion).
Use of funds: planning, permits, utilities, Phase-1 units, wellness core, working capital.
Structure: equity with performance step-ups and Phase-2 participation rights.
Reporting: monthly construction dashboard; quarterly financials; ESG KPIs.

Data Room: masterplan concept, site surveys, permit pathway, model v1. Available on request.

FAQ

How do you guarantee “non-overlooked” privacy?

Parcel geometry, setbacks, and planting plans are engineered after sightline studies; each unit has protected view corridors and privacy berms or vegetation.

What is the winter utilization strategy?

Sauna-centric rituals, creator residencies, and work-from-anywhere weeks; pricing calibrated for longer stays and experiential bundles.

What tech stack do you use?

Deliberately light: direct booking engine, housekeeping workflow, energy/water telemetry. Tech supports silence, never dominates the stay.

Contact

Golden Ridge
Northern Croatia (Slovenian Borderland area)

Email: invest@golden-ridge.co

Please request the data room for detailed surveys, permit pathway, and financial model.

Golden Ridge — Silence as a Premium Product

Investment Thesis