Lighthouse / investor decision model

See what the capital has to earn.

Lighthouse puts the villa count, the full development cost, the operating assumptions and the resulting return indicators in one editable view. It opens with the three-villa concept and can test up to ten villas.

Open the calculator Review the capital page

Default inventory: 3 villas
Maximum scenario: 10 villas
Suites per villa: 2
Contractual term: 10 years

Live feasibility model

One model. Every assumption visible.

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Inventory scenario

Define the number of villas.

Start with Amber Coral’s three-villa concept or test a larger financial scenario. Each villa adds two independent suites.

Villa count3 villas · 6 suites1 villa10 villas maximum

Total initial capital$175,227$58,409 per villa × 3

Annual room revenue$199,290Selected inventory · 6 suites

Annual operating income$89,681Room revenue × 45% margin

Monthly operating income$7,473Annual operating income ÷ 12

Simple annual ROI51.2%Annual operating income ÷ total capital

Full development cost

Capital for the selected inventory.

Enter each allowance per villa. Lighthouse multiplies the combined figure by the villa count selected above.

Factory and supplier scope$33,109 / villa

Supplier module packagePer villaUSDSupplier options and furniturePer villaUSDStair and shared-landing adaptationAllocated per villaUSD

Import and delivery$14,500 / villa

Freight and marine logisticsPer villaUSDCustoms, duties and insurancePer villaUSDUnloading, crane and assemblyAllocated per villaUSD

Site and tropical adaptation$9,000 / villa

Foundations, plinth and site preparationPer villaUSDElectrical, water, drainage, data and HVACPer villaUSDTropical-envelope upgradesPer villaUSDLandscape and shared amenitiesAllocated per villaUSD

Professional completion$1,800 / villa

Professional fees and approvalsAllocated per villaUSDTesting, commissioning and contingencyPer villaUSD

Capital per villa: $58,409
Cost per suite: $29,205
Total · 3 villas: $175,227

Operating assumptions

Price, occupancy and margin.

The financial model covers the selected 3-villa inventory and its 6 suites. It is a project-level feasibility view and does not determine how revenue is distributed between Coral Estate and the boutique-hotel operation.

Price per nightUSDAverage nightly room rateOccupancy%Operating daysdaysAvailable days per yearOperating margin%After operating costs, before financing and tax

Return indicators

Read the result, then test it.

These are simple feasibility indicators, not a forecast. They exclude financing, taxes, replacement reserves, fees, ancillary income, inflation and exit value.

RevPAR$91Rate × occupancy

Occupied suite nights1,4246 suites per year

Simple payback2 yearsTotal capital ÷ annual surplus

Ten-year operating income$896,805No escalation or discounting

Ten-year capital recovery511.8%Surplus ÷ initial capital

Coral Estate room revenue$66,430Two-suite reference included in the estate total

Sensitivity

Project ROI by rate and occupancy

Annual simple project ROI for 3 villas and 6 suites using the current cost, margin and operating-day assumptions.

Occupancy	$105 / night	$140 / night	$175 / night
50%	29.5%	39.4%	49.2%
65%	38.4%	51.2%	64%
80%	47.2%	63%	78.7%

Model boundary

A decision aid. Not a promise of return.

Lighthouse models room performance for one to ten villas. The Amber Coral proposal stays fixed at three villas and six suites; moving the slider creates a financial scenario, not a change to the concept or the offer. It does not assume that every dollar of revenue reaches the investor: the split between the Coral Estate villa and the hotel, fees and shared costs belong to the definitive agreements.

All outputs are preliminary illustrations. They exclude financing, taxes, reserves and exit value, and need verified quotations, an operating plan and professional advice before any decision.