Turkey Wellness Retreat
Avsha Island, Sea of Marmara • 55-Room Beachfront Hotel • 5,000 m²
The old fades. The new is reborn. We extend life — not just for people, but for properties. Acquire a 55-room beachfront hotel and transform it into a premium wellness retreat with private beach, exceptional cuisine, and island serenity.
We provide the systems, technology, and know-how. The owner develops their own brand — designed together, built for this unique location.
Longevity Is Not Just About People
We extend life. We reconstruct premises. We give new life to projects.
The old building fades — but it doesn't die. Through thoughtful renovation and transformation, it's reborn as something beautiful, purposeful, and profitable. This is what Longevity Group Capital does: we take properties with proven demand and untapped potential, and we breathe new life into them.
Geography Dictates the Format
We always start with geography, logistics, and seasonality. The location tells us what kind of centre to build — and on Avsha Island, the answer is clear: relaxation, massage programs, and exceptional cuisine.
Ferry-Only Access
Avsha Island is accessible exclusively by ferry — 2.5-3 hours from Istanbul (IDO fast ferry). This natural filter creates exclusivity: guests who come here are committed to staying, not passing through. Perfect for multi-day retreat packages.
Small Island Community
Limited local population means limited medical workforce — no nurses, no specialized medical staff on the island. This dictates the format: surface-level wellness only. Massages, relaxation, meditation, exceptional cuisine. No para-medicine needed.
Seasonal Property (4→8 Months)
Currently operating June-September with 100% occupancy. Sea temperature reaches 25°C in summer. Season extension to 8 months through wellness retreats, corporate getaways, and off-season relaxation packages. No need for year-round — seasonality is the business model.
Island Exclusivity
Only ~15 hotels on the entire island. Secluded Beyazsaray Bay location (3 km from Avsha centre) — a private cove between rocky cliffs and turquoise waters. Natural monopoly position for wellness retreats.
Why This Format Works Here
Ferry-only access means guests commit to multi-day stays. Small island = no medical infrastructure needed. Fresh seafood everywhere = restaurant excellence is easy. Result: a "light" wellness concept with lower operational complexity, lower staffing costs, and strong margins. Massage therapists are seasonal hires. Package programs (7/14/21 days) maximize per-guest revenue. No kids programs needed due to seasonality. This is the smart, lean format.
From Old to New — Giving Life to the Property
The old structure holds potential. Through careful reconstruction, we transform it into a premium wellness retreat that honours the location while delivering modern luxury.
Current State — Hotel Building
Post-Renovation Vision
Design Concept Gallery
Post-renovation vision for the property
Interior Design Concept
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Wellness & Relaxation Spaces
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Premium Facilities Vision
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Relaxation & Treatment Areas
The Wellness Format
Massages. Relaxation. Meditation. Exceptional cuisine. Nothing more, nothing less. The island's natural setting does the rest.
Massage Programs
Full range of massage therapies — Thai, Swedish, deep tissue, hot stone, reflexology. Professional massage therapists brought in for the season.
Relaxation & Meditation
Guided meditation sessions, yoga on the beach, breathing workshops, sound healing. The island's natural tranquility is the perfect backdrop.
Exceptional Cuisine
Fresh fish from the Sea of Marmara, organic produce, wellness nutrition menus. The island is a culinary gem — delicious seafood, Mediterranean flavours, farm-to-table dining.
Beach & Water Wellness
Private beach, sunrise yoga, sea swimming, coastal walks between coves. Water sports, kayaking, paddleboarding. Nature as therapy.
7 / 14 / 21 Day Packages
Ferry-access guests naturally stay longer. We capitalize on this with curated multi-day packages that maximize per-guest revenue and create transformative experiences.
Island Reset
Daily massages, guided meditation, beach relaxation, gourmet meals. A week of complete disconnection and renewal.
Deep Restoration
Extended massage programs, personalized relaxation protocols, nutrition guidance, beach activities. Two weeks of transformative rest.
Complete Renewal
The ultimate retreat — three weeks of daily treatments, meditation mastery, fitness, gourmet wellness cuisine, and island exploration.
What We Bring to the Table
We provide the complete technology transfer — systems, SOPs, design, training, and consulting. The property owner retains full brand ownership with our full support.
Full Reconstruction & Design
Complete renovation concept — from tired hotel to premium wellness retreat. Architecture, interiors, landscape, beach facilities. Transformation from old to new.
Wellness Format & Programming
Proven retreat format: massage programs, relaxation protocols, meditation sessions. 7/14/21-day curated packages designed for the island setting.
F&B Concept & Operations
Premium dining concept leveraging the island's fresh seafood and Mediterranean cuisine. Wellness nutrition menus. The location is exceptional for restaurants.
Staff Training & SOPs
Standard operating procedures, massage therapist training programs, service excellence protocols. We bring in trained professionals for the season.
Technology & Booking Systems
Booking platform integration, guest management systems, marketing technology stack, CRM. Digital infrastructure for modern hospitality.
Brand Development (Together)
We don't impose our brand. We develop a unique brand identity together with the owner — custom positioning, visual identity, and market strategy designed specifically for this property.
Property Overview
MC Beyaz Saray — a 55-room operating beachfront hotel on 5,000 m² of land on Avsha Island, Sea of Marmara. Located in secluded Beyazsaray Bay with private beach, pier, sun loungers, beach cafe, water sports, and 2 restaurants. 100% occupancy every summer season.
Renovation & Development Plan
Phase 1: Core Renovation (Months 1-3)
- • Interior room renovations and modernization
- • Lobby, reception, and common areas redesign
- • Beach facilities upgrade (loungers, cafe, pier)
- • MEP upgrades and energy efficiency improvements
Phase 2: Wellness & Restaurant Build-Out (Months 3-5)
- • Massage and relaxation suites construction
- • Meditation and yoga pavilion (indoor/outdoor)
- • Premium restaurant renovation — seafood focus
- • Beach wellness area and coastal walking paths
Phase 3: Grand Opening (Month 6)
- • Full wellness retreat operational
- • Launch 7/14/21-day package programs
- • Seasonal team onboarding (massage therapists)
- • Marketing campaign for extended season
5 Revenue Streams
Diversified income model with beachfront and package programs providing strong margins
Room Revenue
Accommodation revenue at $150-300/night ADR across extended season
Package Programs
7/14/21-day wellness retreat packages with premium margins
Massage & Relaxation
Massage therapies, meditation sessions, relaxation treatments
F&B Operations
Premium restaurants, beach cafe, wellness nutrition, fresh seafood dining
Beach & Water Sports
Beach club, water sports, pier activities, sun lounger rentals
5-Year Financial Projections
| Year | Revenue | EBITDA | Margin | Occupancy |
|---|---|---|---|---|
| Y1 (2027) | $1.2M | $180K | 15% | 40% |
| Y2 (2028) | $2.0M | $500K | 25% | 50% |
| Y3 (2029) | $2.8M | $840K | 30% | 58% |
| Y4 (2030) | $3.4M | $1.12M | 33% | 63% |
| Y5 (2031) | $3.8M | $1.33M | 35% | 67% |
Project Timeline
LOI & Due Diligence
Close Acquisition
Full Renovation & Redesign
Soft Opening (Hotel + Beach + Restaurant)
Grand Opening — Full Wellness Retreat
First Full Summer Season
Investment Terms
Competitive Landscape
| Property | Positioning | ADR Range | Key Differentiator |
|---|---|---|---|
| Six Senses Kaplankaya | Ultra-Luxury | $800-1,200 | 4x more expensive, lifestyle-focused, not accessible |
| Mandarin Oriental Bodrum | Luxury Resort | $500-900 | Traditional spa, hospitality-first, mainland location |
| LifeCo Bodrum | Wellness Centre | $200-400 | Detox/fasting focused, no island exclusivity |
| Avsha Wellness Retreat | Accessible Luxury | $200-350 | Island exclusivity, package-based, beachfront, fresh cuisine |
Exit Scenarios
Strategic Sale
Acquisition by hospitality group or wellness chain expanding in Turkey (Six Senses, Aman, Accor Wellbeing)
Portfolio Rollup
Package with other wellness centres into a multi-property portfolio or institutional platform
Refinance + Hold
Return 50% of LP capital via refinance, hold for long-term yield (8-12% cash-on-cash)
Investment Structure
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 minimum 10% 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
What exactly is included in the $7M acquisition?
The sale includes the hotel buildings and the land (5,000 m²). The property comes with existing hotel operations, beach usage rights (government-owned beach, licensed to hotel), pier, and all on-site facilities. Adjacent state-owned land offers potential future expansion opportunities subject to negotiation.
Why this format — massages and relaxation, not medical wellness?
Geography dictates the format. Avsha Island is ferry-access only with a small local population — no medical staff infrastructure. We work with the location, not against it. Massage therapists can be brought in for the season. The island's natural beauty, exceptional seafood, and tranquil setting make it perfect for relaxation retreats. This is a "light" wellness concept with lower operational complexity and strong margins.
Why Turkey for a wellness investment?
Turkey is the world's 4th most-visited country (56M visitors/year) and a top-5 medical tourism destination globally. Avsha Island in the Sea of Marmara offers a mild Mediterranean climate, stunning natural beauty, and significantly lower operating costs vs. Mediterranean competitors (Spain, Italy, Greece). Just 2.5-3 hours by IDO ferry from Istanbul (16M+ population), it combines accessibility with island exclusivity.
The hotel only operates 4 months — isn't that a risk?
It's actually an opportunity. The current owner deliberately operates only June-September because summer-only hotel revenue is sufficient for them. 100% occupancy during these months validates strong demand. By adding wellness retreat packages and off-season programs, we project extending operations to 8 months per year, potentially tripling revenue.
What about the beach and pier rights?
The beach is state-owned, but the hotel holds established usage rights with a small annual fee. There have been no restrictions to date. The pier, sun loungers, cafe, and water sports facilities are all part of the hotel's operations.
Will the property have your brand?
No. We don't impose our brand. We provide the technology, systems, SOPs, staff training, and consulting expertise. The property will have its own unique brand identity, developed together with the owner — custom positioning designed specifically for this location and its character.
How liquid is this investment?
Illiquid until exit (7-10 years). Secondary transfers allowed with GP approval, but no active secondary market. Real estate provides asset-backed downside protection — the land alone is valued at a significant portion of the investment.
What are the tax implications?
SPV domiciled in ADGM (tax-neutral jurisdiction). Turkish corporate tax is 25%. Various bilateral tax treaties may apply depending on investor jurisdiction. Consult your tax advisor. Annual reporting provided.
Risk Factors & Mitigation
Renovation timeline could extend beyond projected 6 months
Regulatory changes in Turkey regarding beach concession rights
Seasonal dependency — need to build year-round demand through wellness packages
Currency risk (TRY-based costs, USD investor returns)
Competition from established Turkish wellness resorts (Bodrum, Antalya)
Economic/geopolitical factors affecting Turkish tourism demand
Mitigation: SPV structure isolates risk per asset. Existing operations provide cash flow from Day 1. Turkish cost advantage improves margin resilience. Simplified wellness format (no medical staff required) reduces operational risk. Seasonal hiring model keeps fixed costs low.
15+ Years
Wellness & Hospitality
Let's Discuss This Project
"Every property has a story. This one has proven demand, a stunning island location, and incredible untapped potential. We bring the expertise to transform it — the systems, the design vision, and the operational know-how. Let's talk about what this project can become."
Project Walkthrough: Detailed transformation plan, financials, and renovation concept
Custom Brand Development: We design the brand identity together with the property owner
Site Visit: Visit the property in person during operating season
Taya Bessmertnaya
Founder & CEO, Longevity Group Capital
Transform This Property Together
Operating beachfront asset with proven demand. We provide the systems and expertise. You own the brand and the vision.
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.