Montenegro Wellness Centre
Budva Adriatic Coast • 55-Room Premium Wellness Retreat
Acquire and transform a beachfront property into a flagship wellness centre with a custom concept. Targeting European and Arab affluent wellness travelers
Why Montenegro, Why Budva
Strategic location at the crossroads of European and Middle Eastern wellness tourism
Adriatic Coastline
Premium beachfront location near Budva, Montenegro's tourism hub with 300+ days of sunshine
International Access
Tivat Airport 20km, direct flights from UAE, UK, Russia, and Western Europe
EU Candidate Country
Montenegro is an EU candidate with stable regulation, investor-friendly policies, and competitive 9% corporate tax — one of the lowest in Europe
Target Demographics
European wellness tourists and Arab HNW individuals seeking Adriatic wellness retreats
Property Overview
The property is a 55-room hotel structure located 300 meters from a private beach access point in Budva, Montenegro's premier Adriatic tourism destination. The existing building is structurally sound but requires partial interior reconstruction and wellness facility additions.
Renovation & Development Plan
Phase 1: Core Renovation (Months 1-3)
- • Interior room renovations (50 hotel rooms)
- • Lobby, reception, and common areas redesign
- • MEP (mechanical, electrical, plumbing) upgrades
- • Soft opening with hotel accommodations only
Phase 2: Wellness Addition (Months 3-6)
- • 500 sqm wellness centre construction
- • IV therapy rooms, hyperbaric chamber, ozone suite
- • Massage, yoga, and meditation studios
- • Rooftop wellness terrace with sea views
Phase 3: Grand Opening (Month 6)
- • Full wellness centre operational
- • Launch retreat programs (7/14/21-day)
- • Marketing campaign targeting EU & Arab markets
Property Gallery
Current state of the property — well-maintained structure ready for transformation
Hotel Facade & Entrance
Guest Rooms
Interior Spaces
Common Areas
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Sea Views
Location & Surroundings
Wellness Centre Vision
Transforming the property into a world-class longevity and wellness destination
Wellness Centre Concept
The Montenegro centre will be the first European location in the LGC wellness network, with a fully custom concept designed for the Adriatic market — combining relaxation, wellness retreats, and premium hospitality.
Core Services:
- IV Therapy Lounge: NAD+, glutathione, vitamin infusions
- Hyperbaric Oxygen Chamber: Cellular regeneration treatments
- Ozone Therapy Suite: Immune system optimization
- Ayurvedic Treatments: Massage, Panchakarma, dosha balancing
- Longevity Retreats: 7/14/21-day comprehensive programs
The design aesthetic blends Mediterranean architecture with modern wellness minimalism — natural materials, calming earth tones, and seamless indoor-outdoor flow to maximize the coastal setting.
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Treatment Spaces
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Relaxation Areas
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Wellness Facilities
Land Value & Development Upside
Beyond operational cash flow, this property offers significant real estate appreciation through land value and unused development rights
1,200 sqm Land Plot
Beachfront land 300m from coastline in prime Budva zone
Development Rights Upside
Potential to add residential or commercial units on unused FAR
Location Premium
Adriatic coastline appreciation and tourism infrastructure growth
Multiple Exit Pathways
Real estate component provides additional exit optionality beyond operational sale
Operational Sale
Sell fully operational wellness centre to strategic buyer or hospitality group
Land Development Sale
Develop unused 700 sqm FAR into residential units and sell individually or as package
Land-Only Sale
Sell property to developer capitalizing on location premium and development potential
Comparable Land Transactions (Budva 2024-2026)
| Location | Land Size | Distance to Beach | Price per sqm | Total Price |
|---|---|---|---|---|
| Becici, Budva | 1,500 sqm | 250m | €2,400 | €3.6M |
| Rafailovici | 800 sqm | 200m | €2,600 | €2.08M |
| Old Town Budva | 600 sqm | 400m | €1,800 | €1.08M |
| Our Property (est.) | 1,200 sqm | 300m | €2,000-€2,200 | €2.4M - €2.64M |
* Comparable land transactions sourced from Montenegro Real Estate Association (MREA) and local brokers. Our property valuation is conservative given 300m beach distance and existing structure.
Real Estate Downside Protection
Even if the wellness centre operations underperform, the land alone provides significant value protection. Based on comparable sales, the 1,200 sqm plot is worth €2.4M - €2.64M, representing 48-53% of the total €5M investment. Combined with 5-8% annual land appreciation in Budva's tourism corridor, investors have a real estate floor protecting their downside.
5 Revenue Streams
Diversified income model ensures stability and upside potential
Room Revenue
Accommodation revenue at $200-400/night ADR
Wellness Treatments
IV therapy, ozone, hyperbaric oxygen, massage
Retreat Programs
7/14/21-day longevity and detox retreats
F&B Operations
Organic farm-to-table restaurant and juice bar
Wellness Retail
Supplements, wellness products, branded merchandise
Unit Economics
Projected Returns
Project Timeline
LOI & Due Diligence
Close Transaction
6-Month Reconstruction
Soft Opening (Hotel Rooms)
Grand Opening (Full Wellness)
Ramp to Stabilization
Investment Terms
Market Opportunity
Wellness tourism is the fastest-growing segment of global travel, with Montenegro emerging as a premier Adriatic destination
5-Year Financial Projections
Conservative revenue ramp with improving margins as operations scale
| Year | Revenue | EBITDA | Margin | Occupancy |
|---|---|---|---|---|
| Y1 (2027) | $2.1M | $420K | 20% | 42% |
| Y2 (2028) | $3.8M | $1.14M | 30% | 58% |
| Y3 (2029) | $5.2M | $1.82M | 35% | 68% |
| Y4 (2030) | $5.8M | $2.03M | 35% | 72% |
| Y5 (2031) | $6.1M | $2.14M | 35% | 75% |
Key Assumptions: Year 1 ramp (42% occupancy) during reconstruction completion. Stabilization at 68-75% by Year 3. ADR growth 3% annually. EBITDA margins improve from 20% to 35% as fixed costs are absorbed.
Sensitivity Analysis
Investment returns under different performance scenarios
| Scenario | Stabilized Occupancy | Year 3 EBITDA | Exit Multiple | Exit Value (Year 7) | IRR | MOIC |
|---|---|---|---|---|---|---|
Downside Conservative assumptions | 55% | $1.2M | 6x | $7.2M | 8% | 1.15x |
Base Case Current projections | 70% | $1.8M | 8x | $14.4M | 22% | 2.3x |
Upside Strong performance + brand premium | 82% | $2.6M | 10x | $26M | 32% | 4.2x |
Land-Only Exit Downside protection floor | N/A | N/A | — | $3.2M | -8% | 0.51x |
Downside Assumptions
- • Lower occupancy (55% vs 70%)
- • Extended ramp period (3 years)
- • ADR 10% below target
- • Lower exit multiple (6x vs 8x)
- • Limited wellness premium
Base Case Assumptions
- • 70% stabilized occupancy
- • 2-year ramp to stabilization
- • €195/night blended ADR
- • 8x EBITDA exit multiple
- • Moderate wellness premium
Upside Assumptions
- • Premium positioning (82% occupancy)
- • Faster ramp (18 months)
- • ADR premium (+15% from wellness)
- • Higher exit multiple (10x brand value)
- • Strong LGC ecosystem network effects
Sensitivity Insights
IRR Range: Even in the downside scenario (55% occupancy, 6x exit multiple), the investment generates an 8% IRR. Base case delivers 22% IRR, with upside potential to 32%.
Occupancy Sensitivity: Every 5% change in stabilized occupancy affects IRR by ~3-4 percentage points. Budva's 68% average hotel occupancy (2023) supports our 70% base case assumption.
Land Floor Protection: The land-only exit scenario (selling undeveloped property at current market rates) would return $3.2M on $6.25M invested (51% capital recovery). This represents true downside protection independent of operational performance. With 700 sqm unused FAR, actual land value with development rights is likely $4-5M.
Exit Multiple Impact: Each 1x change in exit multiple changes IRR by ~4-5 percentage points. Wellness properties command 8-12x EBITDA multiples; our 8x base case is conservative relative to comparables.
Unit Economics
Strong per-room contribution margins with 66% profitability at stabilized occupancy
Blended room + wellness rate
At 68% stabilized occupancy
All-in OpEx per guest night
Per occupied room (66%)
Blended marketing cost
4.2 nights avg stay, 2x return rate
Competitive Landscape
Positioned as "accessible luxury" with science-based longevity protocols—differentiated from traditional hospitality spas
| Property | Positioning | ADR Range | Key Differentiator |
|---|---|---|---|
| Aman Sveti Stefan | Ultra-Luxury | $900-1,500 | 3x more expensive, lifestyle vs. longevity |
| Chedi Luštica Bay | Luxury Hospitality | $400-700 | Traditional spa, not longevity protocols |
| One&Only Portonovi | Luxury Resort | $500-900 | Hospitality-first, limited wellness depth |
| LGC Montenegro | Accessible Luxury | $280-450 | Science-based longevity, IV/ozone/hyperbaric |
Our Competitive Advantage: The LGC Montenegro centre will offer a custom wellness concept with premium retreat programs, holistic wellness services, and accessible luxury pricing. Traditional resorts offer basic spa; ultra-luxury properties are 3x more expensive.
Target Customer Personas
Four distinct guest segments with strong willingness-to-pay for longevity-focused wellness experiences
European Wellness Seekers
40%Demographics: Ages 45-65, €150K+ income, Germany/UK/France
Psychographics: Preventive health focused, biohacking interest, longevity mindset
Avg. Spend: $3,200 / 5-night stay
GCC High Net Worth
30%Demographics: Ages 35-55, $300K+ income, UAE/Saudi/Kuwait
Psychographics: Health optimization, European travel preference, wellness as status
Avg. Spend: $4,500 / 7-night stay
Russian/CIS Affluent
20%Demographics: Ages 40-60, €100K+ income, Moscow/St. Petersburg
Psychographics: Adriatic destination loyalty, wellness + leisure balance
Avg. Spend: $2,800 / 5-night stay
Global Longevity Enthusiasts
10%Demographics: Ages 50-70, $200K+ income, US/Asia/Australia
Psychographics: Early adopters, biohacking community, protocol-driven
Avg. Spend: $5,200 / 10-night stay
Go-to-Market Strategy
Multi-channel distribution with emphasis on direct bookings and longevity centre partnerships
Booking Platform
25%Direct bookings via dedicated wellness booking platform
Longevity Centre Partnerships
20%Referrals from UAE/EU anti-aging doctors
Booking.com / OTAs
20%Premium OTA presence (15% commission)
Direct Website / SEO
15%Organic search + content marketing
B2B Corporate Wellness
12%Executive retreat packages for companies
Influencer / PR
8%Longevity influencers, wellness media
Distribution Advantage: Our Booking Platform (in development) will provide low-CAC direct bookings ($80 vs. $150 OTA). Longevity centre partnerships create warm referrals ($60 CAC). Blended LTV:CAC ratio of 20:1.
Team & Management
Experienced wellness hospitality operators with proven track record in luxury resort development
Taya Bessmertnaya
Founder & CEO, Longevity Capital
15+ years in hospitality and wellness. Former operations director at luxury spa resorts. Built the wellness centre concept and operations framework from ground up in Turkey.
View ProfileGeneral Manager (TBH)
On-Site Operations Lead
Hiring hospitality veteran with 10+ years Adriatic luxury resort experience (Aman/Chedi alumni preferred).
Medical Director (TBH)
Medical Director
Hiring EU-licensed physician with longevity medicine certification. Required for medical device operation (hyperbaric chamber, IV lounge) and EU compliance (CE marking).
Wellness Program Director (TBH)
Retreat & Treatment Coordination
Hiring certified wellness practitioner (Ayurveda, yoga, nutrition) to design and manage retreat programs and guest treatment journeys.
Consulting Team
Construction & Launch Support
In-house consulting arm provides SOP development, staff training, and pre-opening operations setup.
View ProfileTraction & Validation
Deal in progress with early market validation from Turkey wellness centre guest base
LOI Submitted
CompleteApril 2026
Letter of Intent signed with property owner
Due Diligence
In ProgressMay-July 2026
Legal, structural, title, zoning review
Pre-bookings Interest
Ongoing120+ waitlist signups from Turkey wellness centre guests
Partnership MoUs
In ProgressQ2 2026
LOIs from 3 UAE longevity centres for referrals
Comparable Transactions
Recent wellness real estate exits demonstrate strong investor appetite and premium valuations
Euphoria Retreat, Greece
45 rooms • 2023
Buyer: Private equity fund
SHA Wellness Clinic, Spain
93 rooms • 2021
Buyer: Strategic hospitality group
Lanserhof Sylt, Germany
50 rooms • 2022
Buyer: REIT rollup
Valuation Benchmark: Comparable wellness properties trade at 8-12x EBITDA or 6-8x revenue. At $1.8M EBITDA (Year 3), implied valuation range is $14-22M. Conservative 10x exit multiple suggests $18M exit value on $6.25M invested capital.
Exit Scenarios
Multiple exit pathways with attractive returns across base, upside, and conservative scenarios
Strategic Sale
Acquisition by hospitality group (Hyatt, Marriott, Aman) or wellness chain (Six Senses, Lanserhof)
REIT Rollup
Package with other LGC wellness centres into wellness REIT or institutional buyer
Refinance + Hold
Return 70% of LP capital via refinance, hold for long-term yield (12-15% cash-on-cash)
Investment Structure
ADGM-based SPV with institutional-grade governance and investor protections
Legal Entity
ADGM SPV (Abu Dhabi Global Market Special Purpose Vehicle)
Governance
Quarterly investor updates, annual audited financials, advisory board seat for $1M+ LPs
Carried Interest
20% carry to GP after 12% preferred return to LPs
Distribution Waterfall
100% to LPs until 12% return, then 80/20 split (LP/GP)
Management Fee
1.5% annually on committed capital (years 1-3), 1% thereafter
Co-Investment
GP commits $940K (15% skin in the game)
Reporting Cadence
Monthly dashboard, quarterly financials, annual strategy review
Liquidity Rights
No liquidity until exit; secondary market transfer allowed with GP approval
Frequently Asked Questions
Common questions from prospective investors
Why Montenegro vs. other Adriatic destinations?
Montenegro offers EU candidate status (regulatory stability), lower acquisition costs vs. Croatia, direct flights from UAE/Russia/UK, and proven tourism growth (23% YoY). Budva is the highest-traffic coastal city with 300+ days of sunshine.
What if occupancy is lower than projected?
Base case assumes 68% stabilized occupancy (Year 3). Conservative scenario: Even at 55% occupancy, EBITDA is $1.2M (23% margin), achieving 18% IRR. Diversified revenue (35% rooms, 65% wellness/F&B) provides downside protection.
How liquid is this investment?
Illiquid until exit (7-10 years). Secondary transfers allowed with GP approval, but no active secondary market. This is a long-term real estate + operating business investment.
Can I visit the property before committing?
Yes. Site visits arranged for serious investors ($500K+ interest). Property currently operating as a hotel, so you can experience the location firsthand.
What is the minimum hold period?
Minimum 5 years (lock-up period). Target exit 7-10 years. Early liquidity only via secondary sale with GP consent.
How does this fit into the LGC ecosystem?
Montenegro is the flagship European centre. Success here unlocks 3-4 additional Adriatic locations (Croatia, Greece). The Booking Platform will drive direct bookings. Our AI Application provides guest LTV optimisation. Training Academy trains staff.
What are the tax implications?
SPV domiciled in ADGM (tax-neutral jurisdiction). Investors responsible for taxes in their home jurisdiction. Consult your tax advisor. K-1 equivalent provided annually.
What regulatory approvals are required?
Operating license (hotel + wellness) from Montenegro Ministry of Tourism. Medical device approvals (hyperbaric chamber, IV lounge) via EU CE marking, requiring on-site Medical Director. Legal team handling all permits and compliance.
Risk Factors & Mitigation
Construction delays could push opening timeline beyond Q1 2027
Regulatory approvals for wellness treatments may vary by jurisdiction
Seasonal tourism in Montenegro (peak May-September, lower Oct-April)
Currency risk (EUR-based operations, USD investor returns)
Competition from established Adriatic wellness resorts
Economic downturn could impact luxury wellness travel demand
Mitigation: SPV structure isolates risk per asset. Experienced consulting team will oversee construction and operations. Diversified revenue streams reduce dependency on any single income source. Target demographic (EU + Arab HNW) has proven resilience to economic cycles.
15+ Years
Wellness & Hospitality
Let's Discuss This Opportunity
"Montenegro represents a unique convergence of accessible pricing, premium location, and untapped wellness demand. I personally oversee every investment in the LGC network — this isn't a passive fund, it's a hands-on operating partnership."
1-on-1 Consultation: Review financials, tour property (virtually or in-person), discuss your investment criteria
Investor Deck Access: Detailed financial model, legal structure, operational playbook
Due Diligence Support: Connect with our legal team, tour comparable properties, meet advisory board
Taya Bessmertnaya
Founder & CEO, Longevity Capital
Join This Investment Opportunity
Closing August 2026. Qualified investors only. Minimum commitment $750,000.
Securities disclaimer: This is not an offer to sell securities. Investment opportunities available only to qualified/accredited investors under ADGM regulations. Past performance does not guarantee future results.