PLUTARCO ELÍAS CALLES · BAJA CALIFORNIA SUR
HOLÓN
BIOHACKING SANCTUARY
A biohacking, longevity and wellness destination, integrated into a low-density real-estate asset.
Biohacking · Wellness · Real Estate · Hospitality
PROJECT VISION
HOLÓN BIOHACKING SANCTUARY — THE CONCEPT
A biohacking, longevity and wellness destination, integrated into a low-density real-estate asset.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
REAL ESTATE
Private units integrated into a low-density architectural development of high experiential value.
BIOHACKING + WELLNESS
Infrastructure and programs oriented toward recovery, optimization, longevity and integral wellbeing.
HOSPITALITY + RETREATS
Immersive experiences, functional gastronomy and specialized wellness programs.
Holón proposes transformation, belonging and a new way to monetize a wellness destination.
BUSINESS MODEL
ONE ASSET. TWO BUSINESS ENGINES.
The real-estate asset and the wellness operation complement each other, but they are monetized in different ways.
Fractional ownership / use rights
The units allow weeks of use to be marketed, turning the real-estate asset into an entry product more accessible than the full acquisition of a residence.
CAPITAL RECOVERY
Retreats + Wellness + Biohacking
The available weeks and the shared infrastructure allow proprietary and third-party programs to be developed, generating recurring operating revenue.
RECURRING OPERATING CASH FLOW
REAL ESTATE × BIOHACKING - WELLNESS × HOSPITALITY
HOLÓN BIOHACKING SANCTUARY · PLUTARCO ELÍAS CALLES, BAJA CALIFORNIA SUR
SITE LOCATION
Strategic location on the Pacific, on the Los Cabos – Todos Santos axis, with access via Federal Highway 19 and an investment narrative based on privacy, nature, wellness and phased expansion.
Pacific
Ocean
Sierra de la Laguna
Holón
Plutarco Elías Calles
Schematic regional diagram · not to scale
KEY ACCESS
- Todos Santos≈ 15–25 min
- Cerritos / El Pescadero≈ 10–15 min
- Cabo San Lucas≈ 30 min
- Los Cabos Airport (SJD)≈ 60 min
- La Paz / LAP≈ 90–110 min
INVESTOR ADVANTAGE
- Low-density location with a privacy narrative.
- Proximity to Todos Santos, Cerritos and the Los Cabos market.
- Compatible with wellness, retreats and experiential real estate.
- Land bank for future phases without saturating the initial product.
POSITIONING
Low-density wellness-biohacking destination, with regional access and a private retreat experience.
SITE POTENTIAL
Modular architecture, views, desert–ocean integration and phased growth on a controlled platform.
LOCATION THESIS
It does not compete as an urban hotel: it competes as a private sanctuary accessible from Los Cabos.
Coordinate source: Google Maps link provided by the sponsor · Approximate distances subject to route validation
Masterplan
The entire resort, from above
The first phase creates a fully operational destination, not merely the first stage of a construction project. Beachfront wellness and dining sit to the west, residences and courts at the centre, operations and arrival set back to the east.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Site plan · what is where
Schematic plan of the Phase 1 programme. Relative positions only; areas, setbacks and layout remain subject to design, engineering and permitting.
Pacific
Ocean
East · Highway 19
- 1Beachfront deck & wellness pool
- 2Spa cabins (2 × ~45 m²)
- 3Central wellness complex — pool, sauna, salt room, wine cellar, rest deck
- 4Stone court & reflection plaza
- 5Tower A — 3 levels · 6 units
- 6Tower B — 3 levels · 6 units
- 7Tower C — 3 levels · 6 units
- 8Rooftop restaurant & functional gastronomy kitchen
- 9Retreat & social pavilions
- 10Operations — 2 administrative units (~72 m²) + energy, water and services
- 11Gated entrance & arrival court from Highway 19
Biohacking · Wellness · Real Estate · Hospitality
Baja California Sur
Between the Pacific and the sierra
Reference photography of the region — ocean, desert plain, native planting and coastal light. Regional imagery, not the project site.
Biohacking · Wellness · Real Estate · Hospitality
PHASE 1
WHAT ARE WE BUILDING?
The first phase creates a fully operational destination, not merely the first stage of a construction project.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
3 TOWERS
3 levels per tower · 2 units per level · 18 physical 1-bedroom units. Configurable as 2-bedroom units. Top level with private rooftop.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
BIOHACKING WELLNESS
2 cabins or standalone spaces of ~45 m² for spa + central complex of pool, sauna, salt room, wine cellar, deck and rest areas.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
HOSPITALITY
Restaurant, functional gastronomy, social areas, exteriors and infrastructure for retreats.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
OPERATION
2 administrative units of ~72 m² + energy, water and services infrastructure.
Phase 1. Delivers marketable product + functional biohacking - wellness operation.
Architecture
Courts, pavilions and residences
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Spa and wellness
Hydrotherapy, recovery and treatment spaces
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
EXPERIENCE
THE HOLÓN BIOHACKING SANCTUARY EXPERIENCE
From traditional hospitality to personal transformation.
METABOLIC OPTIMIZATION
Functional nutrition, assessment and personalized programs, based on the methodology of Dr. Alejandro Junger, functional physician and cardiologist from NY.
NERVOUS SYSTEM REGULATION
Practices oriented toward recovery, rest and resilience.
SOMATIC RITUALS & WELLNESS
Infrared sauna, salt, water, breathing, movement and recovery.
REGENERATION & LONGEVITY
Recovery and optimization technologies and protocols.
OXYGENATION
Technology applied to performance, recovery and wellbeing. Hyperbaric Chamber.
BIOPHILIC ARCHITECTURE
Nature, privacy, responsible materials and experience. Mineral and cosmic integration: of the semi-desert, the sand, the sea and the cosmos.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
- The architecture contains the experience.
- The experience builds the brand.
- The brand generates pricing power.
The Holón position
One coherent stay, not a collection of amenities
Holón is a private Baja sanctuary where restorative hospitality, considered movement, nourishing food, recovery rituals, nature and personal reflection come together within one coherent stay.
The philosophy is not intensity for its own sake. It is the thoughtful coordination of the conditions that help a guest rest, move, eat, recover and return home with greater clarity.
Every stay should feel personal without feeling clinical, structured without feeling restrictive, and sophisticated without becoming complicated.
Five connected pillars
Rest is treated as essential infrastructure.
Rooms, evening rituals, lighting, temperature and daily programming work together to create the conditions for deeper, more consistent sleep.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Environment
- Blackout systems
- Acoustic control
- Circadian-supportive lighting
- Temperature control
- Premium natural bedding
- Pillow and bedding preferences
- Low-stimulation room design
Programming
- Evening wind-down rituals
- Guided relaxation
- Breathwork
- Sleep-hygiene education
- Reduced nighttime digital stimulation
- Morning light and nature exposure
- Caffeine and meal-timing guidance
- Optional in-room sleep tracking, subject to privacy consent
- Optional consultations with appropriately qualified professionals
Holón journeys
Six ways into the same sanctuary
A single taxonomy that lets a guest — or an investor — see the breadth of the concept without turning it into a menu.
Restore
Rest and renewal, at the pace the body asks for.
- Rest and renewal
- Sleep
- Stress relief
- Burnout recovery
- Digital reset
- Spa and bodywork
- Emotional restoration
Strengthen
Capability, mobility and longevity built without strain.
- Functional fitness
- Mobility
- Active aging
- Physical recovery
- Performance support
- Healthy weight support
- General wellbeing
Rebalance
Food, rhythm and energy returned to a sustainable pattern.
- Nutrition
- Metabolic wellbeing
- Mindful eating
- Sustainable lifestyle habits
- Body composition
- Energy and daily rhythm
Recenter
Quiet, attention and clarity, guided by practice and place.
- Meditation
- Mindfulness
- Breathwork
- Nature
- Spiritual reflection
- Personal clarity
- Resilience
Connect
Shared time, private space, facilitated well.
- Couples' stays
- Women-centered retreats
- Private groups
- Hosted retreats
- Corporate wellbeing retreats
- Executive retreats
- Creative and leadership gatherings
Explore
Baja met on foot, on water and at the table.
- Adventure
- Coastal experiences
- Hiking
- Movement in nature
- Regional food and culture
- Guided excursions
Medical programs and disease-specific journeys are withheld until their professional, legal and operational framework is approved.
Design your Holón stay
An illustrative itinerary, shaped in a minute
Answer a few questions and the sanctuary proposes a rhythm — intended to create the conditions for rest, capability and clarity, adapted to the guest.
What would you like to feel when you leave?
Nights — 7
Current energy — 5/10
Desired activity — 5/10
Which areas matter most?
Itinerary
Travelling
Dietary preferences (optional)
Preferences
Illustrative itinerary
Holón Essential · Restore
Balanced intensity
- Night 1Arrive
Private arrival, orientation and a personal goals conversation
Unstructured quiet in the shade
Restorative dinner and an early wind-down
- Night 2Recovery
Thermal contrast: sauna and cold plunge
Recovery lounge and pool circuit
Dinner at a considered hour, then a deliberate transition toward sleep
- Night 3Nutrition
Seasonal breakfast with ingredient notes
Massage or bodywork, then recovery lounge
Dinner at a considered hour, then a deliberate transition toward sleep
- Night 4Rest
Restorative mobility
Guided relaxation before dinner
Dinner at a considered hour, then a deliberate transition toward sleep
- Night 5Recovery
Assisted stretching
Massage or bodywork
Dinner at a considered hour, then a deliberate transition toward sleep
- Night 6Nutrition
Hydration and meal-timing guidance
Massage or bodywork, then recovery lounge
Dinner at a considered hour, then a deliberate transition toward sleep
- Night 7Carry forward
Morning light and slow breath on the terrace
Reflection, a personal continuation plan and optional digital follow-through
Dinner at a considered hour, then a deliberate transition toward sleep
Included
- Accommodation
- Daily breakfast, lunch and dinner
- Nourishing snacks and nonalcoholic hydration
- Daily scheduled movement
- Selected mindfulness or breathwork sessions
- Access to pool and standard recovery amenities
- Selected workshops
- Nature-based programming
Optional additions
- Massage and bodywork
- Post-stay coaching
- Airport transportation
Suggested journey: Restore. balanced intensity programming across 7 nights.
A flexible frame: sessions are offered, spaciousness is equally valid.
This journey is an illustrative wellness itinerary. It is not a medical diagnosis or treatment plan.
Types of stay
Flexible formats, one coherent rhythm
Each format shares the same foundations — rest, movement, nourishment, recovery and reflection — and varies in intensity, privacy and structure.
01
Holón Essential
A restorative introduction to the sanctuary, integrating accommodation, full-board dining, daily movement, access to recovery amenities and guided reflection.
02
Holón Deep Rest
A lower-intensity stay centered on sleep, nervous-system downshifting, bodywork, thermal recovery, nature and quiet.
03
Holón Active Renewal
A balanced program combining functional movement, outdoor activity, recovery, nourishing food and personal performance goals.
04
Holón Reset
A structured seven-night experience focused on restoring daily rhythms around sleep, food, movement, technology and personal attention.
05
Holón Private
A highly personalized stay with additional consultations, private movement, treatments, excursions and individualized scheduling.
06
Holón Together
A private experience for couples, families, friends or small groups.
07
Holón Executive
A private leadership and wellbeing format combining restoration, strategic reflection, movement, facilitated sessions and protected time.
08
Holón Hosted Retreat
A framework through which an approved practitioner, educator, organization or retreat leader may host a private group at Holón.
The seven-night rhythm
One night offers distance. Several nights create rhythm. Seven nights allow rest, movement, nourishment and recovery to work together without rushing the experience.
Seven nights is the recommended initial Holón rhythm; nightly stays remain available where operationally appropriate. The sequence below is illustrative rather than a mandatory schedule.
- Private arrival
- Welcome and orientation
- Personal goals conversation
- Gentle movement
- Restorative dinner
- Early wind-down
Seven-night rhythm
Why seven nights
One night offers distance. Several nights create rhythm. Seven nights allow rest, movement, nourishment and recovery to work together without rushing the experience.
Day 1
Arrive
- Private arrival
- Welcome and orientation
- Personal goals conversation
- Gentle movement
- Restorative dinner
- Early wind-down
Day 2
Settle
- Morning light
- Mobility or yoga
- Nourishing breakfast
- Optional baseline wellness assessment
- Thermal recovery
- Guided reflection
Day 3
Move
- Functional movement
- Outdoor exploration
- Nutrition session
- Massage or bodywork
- Evening breathwork
Day 4
Nourish
- Gentle morning practice
- Culinary workshop
- Personal downtime
- Pool or recovery circuit
- Shared dinner
Day 5
Explore
- Baja nature experience
- Flexible lunch or excursion
- Recovery treatment
- Sunset reflection
Day 6
Integrate
- Personal movement session
- Practical habit workshop
- Optional specialist consultation
- Quiet afternoon
- Closing dinner
Day 7
Carry forward
- Morning practice
- Progress and reflection
- Personal continuation plan
- Departure preparation
- Optional digital follow-through
Seven nights is the recommended initial Holón rhythm; nightly stays remain available where operationally appropriate. The sequence below is illustrative rather than a mandatory schedule.
A typical day
Participate fully, or choose spaciousness
The day has a shape. Nothing in it is compulsory.
Sunrise
Light, breath and quiet
First light on the terrace, a short breath practice and unhurried time before the day is spoken for.
What the stay includes
Fully transparent inclusions
The distinction between the standard stay and additional services is stated plainly, for guests and for underwriting.
Included in the standard stay
- Accommodation
- Daily breakfast, lunch and dinner
- Nourishing snacks and nonalcoholic hydration
- Daily scheduled movement
- Selected mindfulness or breathwork sessions
- Access to pool and standard recovery amenities
- Selected workshops
- Nature-based programming
- Arrival orientation
- Departure integration session
- Digital itinerary and concierge access
Additional-charge services
- Massage and bodywork
- Private training
- Individual nutrition consultation
- Private excursions
- Premium culinary experiences
- Advanced assessments
- Licensed medical services
- IV therapy where legally available
- Hyperbaric services if introduced
- Physical therapy
- Specialized workshops
- Airport transportation
- Post-stay coaching
Licensed medical, diagnostic or invasive services are only offered through an appropriately licensed operation, separated from the standard hospitality offering.
OPTIONAL SERVICES
Available on request, never assumed
Specialised services sit outside the included stay, are delivered by licensed third-party practitioners and carry no health claim.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Recovery technology sessions
Contrast therapy, compression, red light and breath-led recovery.
Movement and performance
One-to-one sessions, mobility work and guided desert or coastal routes.
Nutrition consultations
Menu personalisation and in-stay nourishment planning.
Bodywork and manual therapies
Massage and restorative bodywork by licensed practitioners.
Specialist referrals
Independent clinical providers arranged at the guest's own initiative.
Nothing here constitutes diagnosis, treatment or a promise of any health outcome.
RETREAT PLANNING
Hosted and private programmes
The sanctuary can be taken in part or in full for a group, a family office or a hosted programme.
Partial buy-out
A tower or floor with dedicated programming and dining.
Full buy-out
All 18 keys, the wellness floor and the rooftop restaurant.
Hosted programme
A guest host leads content; Holón delivers hospitality, movement, food and recovery.
Enquiries are handled through the same investor and guest desk and answered personally.
INVESTMENT OVERVIEW
One asset, four revenue systems, one disciplined first phase
Phase 1 builds a low-density sanctuary in Baja California Sur: 3 towers, 18 keys, a wellness floor and a rooftop restaurant, financed on a US$7.1M preliminary baseline.
BIOHACKING · WELLNESS · REAL ESTATE · HOSPITALITY
- Capital is disbursed against BOQ, permits and construction milestones — not on a schedule.
- Phase 2 is not committed until Phase 1 sales, permits and operating budget are validated.
- Every figure in this desk traces to the investor packet; nothing is extrapolated.
DEVELOPMENT STAGE
Where the project actually stands
Stated plainly so diligence starts from the same baseline.
In hand
- Concept design and Phase 1 programme
- Preliminary budget and uses of funds
- Operating and wellness revenue model
- Conceptual renderings and site massing
In progress
- Definitive bill of quantities and engineering
- Permitting pathway and technical studies
- Operator and specialist scoping
- Lender term-sheet conversations
Not yet established
- Approved architecture or construction permits
- Verified land and ownership documentation
- Confirmed fractional legal structure
- Signed financing or offtake commitments
Wellness revenue model
Proven revenue first, specialized services only when earned
Phase 1 proves the sanctuary through hospitality, residences, food, retreats and right-sized wellness. More specialized services may be added when guest demand, licensing, operating capability and economics have been demonstrated.
Core Phase 1 revenue
- Retained hotel-room stays
- Full-board food and beverage
- Whole-residence sales
- Private retreats and group stays
Incremental and later-stage revenue
- Treatments
- Private sessions
- Premium excursions
- Specialized workshops
- Additional culinary experiences
- Post-stay support
- Membership or alumni programming, if later approved
- Licensed medical services only if properly established
No unproven clinic is underwritten as the primary economic engine.
Hosted and private retreats
A private group, inside the same standard of care
A defined framework for approved hosts to bring a private group into the sanctuary.
- Corporate wellbeing
- Executive leadership
- Creative renewal
- Movement and fitness
- Yoga and mindfulness
- Nutrition
- Women-centered retreats
- Couples and private groups
- Nature and adventure
- Recovery and resilience
All hosts and program claims are reviewed before publication.
What a host is asked to define
Host application
Group size
Preferred dates
Program requirements
Movement and workshop spaces
Food and beverage needs
Production or audiovisual requirements
Private buyout options
Participant accommodation
Optional wellness services
Excursions
Facilitator support
Pricing inquiry
EVIDENCE REGISTER
What is documented, what is estimated, what is open
Each claim on this site maps to one of three states. Diligence materials are released under Private Investor Access.
| Claim | Status | Basis | Still open |
|---|---|---|---|
| US$7.1M Phase 1 capital requirement | Documented | Investor packet, uses-of-funds schedule | Reconciles to definitive BOQ |
| 18 physical keys across 3 towers | Documented | Phase 1 programme and massing | Final unit mix subject to engineering |
| Room rates and wellness pricing | Estimated | Preliminary operating model | No occupancy or rate is guaranteed |
| Fractional participation structure | Open | Concept only | Legality and documentation not yet confirmed |
| Site location and surroundings | Estimated | Conceptual siting between Pacific and sierra | Land and boundaries not legally verified here |
| Sustainable construction financing advantage | Open | Material strategy | No rate reduction assumed; certification pending |
| Wellness programming outcomes | Open | Hospitality programming | No medical claim or health outcome is made |
RISK REGISTER
The risks we would raise ourselves
Permitting and entitlement timing
Staged disbursement; no construction commitment before permits
Cost escalation against the preliminary budget
Definitive BOQ, contingency line and fixed-scope packages
Absorption of residences slower than modelled
Phase 2 gated on Phase 1 sales; debt amortised from net fractional revenue
Fractional structure not achievable as conceived
Alternative debt and preferred-equity structures already modelled
Operating ramp and staffing in a remote setting
Interdisciplinary lean team model with outsourced specialist services
Wellness services scope and regulation
Hospitality-first framing; specialised services optional and externally licensed
Concentration in a single first site
Phase 3 second site treated as optionality, not as base case
DILIGENCE CHECKLIST
What we expect you to ask for
Released progressively under NDA through Private Investor Access.
Asset and land
- Title and boundary documentation
- Topographic and environmental studies
- Utilities, water and energy strategy
Design and build
- Definitive BOQ and engineering set
- Permitting matrix and status
- Contractor scope and programme
Commercial
- Operating model and assumptions
- Wellness and food-and-beverage revenue build
- Residence pricing and absorption logic
Structure
- SPV and governance documents
- Debt, preferred and fractional term sheets
- Distribution waterfall and exit mechanics
INVESTOR FAQ
Direct answers
A US$7.1M preliminary Phase 1 requirement covering construction, wellness build-out, food and beverage, pre-opening and working capital, on the uses-of-funds schedule in the packet.
PRIVATE INVESTOR ACCESS
Confidential materials are released individually
The investor packet is sent on request. The full diligence room — BOQ, studies, structure documents and financial workbook — is released under NDA after a short introductory call.
1 · Register
Submit an investor interest form with your mandate and indicative range.
2 · Packet
You receive the Phase 1 investor packet and a private download link.
3 · Call
A short introductory call to confirm fit and scope of diligence.
4 · Diligence room
NDA, then progressive release of the documents in the checklist above.
PHASE 1 FINANCING AND PARTICIPATION
BUDGET COMPOSITION
Budget estimate: US$7.1M
- Conceptual baseUS$5.55M
Site + initial Phase 1 development estimate
- Institutional costs incorporated≈ US$1.06M
Engineering, legal, PDU, SPV, pre-opening, financial costs and reserves
- Contingency≈ US$0.49M
Reserve for construction and planning
- Phase 1 budget≈ US$7.10M
current financing model before the commission specific to each scenario
The current Phase 1 budget is approximately US$7.1M. Any additional capital would correspond to a capitalization strategy and not to the direct cost of construction.
USE OF PHASE 1 CAPITAL
US$7.1M: investment scope prepared for due diligence
Budget framework to be used until the definitive BOQ from Thermorock and the structural engineering are received.
- SiteUS$1.70M
- 3 Thermorock towersUS$1.71M
- Biohacking / spa / service units + administrativeUS$0.48M
- Restaurant + pools + wellness areaUS$0.92M
- Biohacking + solar / waterUS$0.44M
- Exterior works + engineering + PDU/legalUS$0.61M
- Pre-opening + insurance + financial reserveUS$0.63M
- ContingencyUS$0.49M
Figures are shown exactly as published in the sponsor's deck. The individual line items above sum to US$6.98M against the stated total of ≈US$7.10M; the difference is present in the source material and is left unreconciled pending due diligence.
The strategic participation of Thermorock and of the sponsor group may reduce cash capital needs through value contribution, deferred margin or equity participation; it is not considered free capital.
PROPOSAL TO THE INVESTOR
The total Phase 1 investment is approximately US$7.1M
The budget is approximately US$7.1M, with capital and debt alternatives. The equity stake is separated from the economic protection of the capital through preferred return and waterfall.
The US$7.1M budget incorporates: Engineering costs, PDU / legal, fractional structure / SPV, pre-opening, reserves and contingency.
FRACTIONAL MONETIZATION
Capital recovery is modeled separately from EBITDA
This distinction is essential: the sale of fractions is not recurring operating EBITDA.
| Configuration | Gross revenue | Net revenue at 70% | Use of capital |
|---|---|---|---|
| All 1-bedroom | US$8.58M | US$5.11M | Capital recovery |
| Recommended hybridRecommended | US$8.97M | US$5.34M | Debt amortization / Phase 2 |
| All 2-bedroom | US$10.53M | US$6.27M | Higher risk due to entry ticket |
The fractional sale allows capital to be recovered; retreats and services generate recurring operating cash flow.
DEBT IMPACT
With 70% fractional sell-through, the leveraged scenario's debt can be fully amortized
The leveraged scenario is viable as long as the presales and the fractional closings are executed according to plan.
- Scenario 1 debtUS$4.28M
80% of the development after the site
- Annual service without prepaymentUS$1.07M
8%, 5-year amortization
- Net fractional revenue at 70%US$5.34M
Hybrid configuration after a 15% marketing reserve
- Remaining debt after amortizationUS$0
≈US$1.05M available for reserves / capital recovery
- Minimum sales to cancel the debt≈56%
Before considering the collection schedule and reserves
It is not planned to hold the full construction loan for five years; the first use of the monetization is to reduce debt.
OPERATING ENGINE
Retreats constitute the recurring business, but they do not by themselves represent the entire return
The asset has two engines: capital recovery and recurring wellness operation.
Operating EBITDA is presented prudently with a provisional margin of 45% until the operator's budget confirms payroll, food and beverage, wellness staff, maintenance, utilities, consumables, insurance and reserves.
Operating model
An experienced hospitality team, supported by selected specialists
Holón intends to combine an experienced hospitality team with carefully selected wellness practitioners and, where appropriate, independently licensed clinical partners.
Hospitality and wellness team
- General manager
- Guest-experience team
- Executive chef
- Culinary team
- Nutrition professional
- Movement specialists
- Yoga and mindfulness facilitators
- Massage and bodywork practitioners
- Recovery attendants
- Retreat and group-programming lead
- Concierge and experience curators
Independently licensed partners, where appropriate
- Physician
- Registered dietitian
- Psychologist or qualified mental-health professional
- Physical therapist
- Exercise physiologist
- Sleep specialist
- Other licensed medical professionals
Roles describe the intended operating model. No individual professional is presented as contracted.
The Holón standard
Luxury without excess
Structure without rigidity
Wellness without unsubstantiated promises
Technology without intrusion
Personalization without complexity
Expertise without institutional coldness
Nature without cliché
Commercial depth without aggressive upselling
Digital Holón Companion
Technology that stays in the background
A discreet digital layer that supports the stay without overwhelming it. Holón should feel human and place-based, not like a wearable-device showroom.
Before arrival
- Preferences and goals
- Dietary information
- Mobility and accessibility considerations
- Schedule preferences
- Treatment selection
- Airport-transfer coordination
- Packing guidance
- Optional digital-detox settings
Privacy and wellness data
Wellness information is treated as sensitive by design.
- Explicit guest consent
- Clear explanation of data use
- Ability to decline tracking
- Minimum necessary data collection
- Secure storage
- Role-based access
- Deletion requests
- No sale of personal wellness data
- No display of private guest information to investors
- Separation of guest wellness records from marketing analytics
- Legal review before storing medical information
The investment desk
Model the project, build your position, compare structures and see the roadmap
Interactive model
Model the Phase 1 outcome
Adjust the capital structure, the unit mix and the fractional sell-through. Every output is recomputed from the deck's own assumptions: a 15% marketing and closing reserve, 8% debt amortized over five years, and a Phase 2 CAPEX of US$4.8M.
Gross fractional revenue
US$6.28M
70% of US$8.97M
Marketing / closing reserve
– US$0.94M
15% withheld
Net fractional proceeds
US$5.34M
Available to the structure
Annual debt service
US$1.07M/yr
8%, 5-year amortization
Debt outstanding after proceeds
US$0.00M
Principal US$4.28M
Cash after debt
US$1.06M
Reserves / capital recovery
Debt amortization
Debt fully amortized
Minimum sell-through to cancel this scenario's debt with the selected configuration: 56%
Phase 2 CAPEX
US$4.8M
Cash available
US$1.06M
Additional need
US$3.74M
Investor position in this structure
Capital requested ≈ US$2.80M · equity stake 25% · preferred return 8–10% · Sponsor Group 75%.
Outputs are arithmetic projections of the sponsor's stated assumptions, not forecasts. Net proceeds = gross revenue × sell-through × (1 − 15% reserve). Annual debt service is a level annuity at 8% over five years. No return is promised or guaranteed.
GUEST-EXPERIENCE ECONOMICS
How a stay converts into revenue
Illustrative unit economics for one seven-night stay. Preliminary; not a forecast.
Accommodation
46%
Nightly rate across the 18-key Phase 1 programme
Wellness and recovery
26%
Included rituals plus optional specialised services
Food and beverage
18%
Rooftop restaurant, in-stay nourishment and events
Retreats and buy-outs
10%
Hosted and private programmes in shoulder periods
- Shares illustrate the revenue mix in the preliminary model, not a projection of results.
- Optional services are delivered by licensed third parties and priced separately.
DEVELOPMENT TIMELINE
Sequence, gated at each step
Durations are indicative and move with permitting and financing.
Stage 01
CurrentStructuring
Capital structure, SPV documents, definitive BOQ
Stage 02
NextPermitting and engineering
Technical studies, permit matrix, contractor award
Stage 03
GatedConstruction — Phase 1
3 towers, wellness floor, rooftop restaurant
Stage 04
GatedPre-opening
Team, programming, systems, soft launch
Stage 05
GatedOperation and validation
Rates, absorption, operating margin under observation
Stage 06
OptionalPhase 2 decision
Committed only on validated Phase 1 performance
READINESS SCORECARD
Self-assessed readiness by workstream
Our own view, stated conservatively, to show where capital and time still need to go.
Concept and programme
90%
Defined and internally consistent
Preliminary budget
75%
Baseline set; definitive BOQ pending
Operating model
70%
Built; assumptions to be tested
Design and engineering
45%
Concept complete; engineering to follow
Permitting
30%
Pathway mapped; nothing approved
Land documentation
30%
Diligence item, not asserted here
Capital structure
55%
Three structures modelled; none executed
Fractional legal structure
20%
Concept only
FRACTIONAL
HOW THE FRACTIONAL MODEL WORKS
A structure intended to accelerate the monetization of the asset and create a community linked to Holón.
ASSET
Holón unit
26 WEEKS
Marketable use rights per unit
FRACTIONAL OWNERS
Access to the asset and to the Holón experience
AVAILABLE WEEKS
Potential for retreats and hospitality operation
THE MODEL SEEKS TO CREATE
- Lower entry ticket
- Greater monetization speed
- Recurring owner base
- Potential management revenue
- 1BR / 2BR flexibility
Conceptual rendering. Architecture, landscape and site conditions remain subject to design, engineering, permitting and verification.
Use rights, HOA/management fee, calendar, resale, transfer and legal regime will be defined in the definitive fractional documentation.
PARTICIPATION OFFER
Participation Percentage
Equity stake in the Phase 1 SPV + capital protection waterfall. The Sponsor Group retains corporate control.
| Term | Leveraged | Debt-free | Balanced |
|---|---|---|---|
| Capital requested | US$2.8M | US$7.13M | US$4.65M |
| Investor stake | 25% | 49% | ≈38% |
| Preferred return | 8–10% | 8% | 8–9% |
| Capital recovery | First priority | First priority | First priority |
| Sponsor / strategic group | 75% | 51% | ≈62% |
DISTRIBUTION WATERFALL
Waterfall Structure
Order of recovery and distribution of profits without promising a fixed return.
- 1Gross project cash flowNet fractional revenue + operating cash flow
- 2Lender / reservesDebt service, taxes, insurance and working capital
- 3Investor protectionCumulative preferred return + priority recovery of the capital contributed
- 4Distributions to partnersDistribution by hurdles; the Sponsor Group's promote increases after the investor's target return is met
- 5Exit proceedsNet sale or refinancing after debt and transaction costs
The corporate stake defines ownership and control; the waterfall economically protects the investor before the Sponsor Group's promote is fully activated.
SUSTAINABLE CONSTRUCTION AND FINANCING
Thermorock represents an advantage; an automatic rate reduction is not assumed
The sustainable construction strategy is presented as a potential financing route, subject to certification and bank evaluation.
Advantages
- Eco-responsible modular materials.
- Energy efficiency potential.
- Solar/storage and water resilience strengthen the ESG profile.
- Possibility of green/sustainable financing if the requirements are met.
What is not promised
- An automatic bank rate reduction is not guaranteed.
- Eligibility is not asserted until certification and the lender's term sheet are in hand.
- Green financing is presented as additional potential and not as a base-case certainty.
INVESTOR PROTECTIONS
Economic protection of the capital with operational control preserved by the Sponsor Group
The objective is to align the investor's capital with appropriate governance and controls.
- Capital protectionPreferred return + priority capital recovery
- GovernanceThe Sponsor Group maintains operational control; extraordinary decisions require the investor's consent
- Use of fundsStaged disbursements linked to BOQ, permits and construction milestones
- Debt controlAmortization priority with net fractional revenue
- Phase 2 disciplineNo Phase 2 commitment until F1 sales, permits and budget are validated
- Exit rightsSale/refinancing mechanics defined in the SPV agreement
The investor receives economic priority and protective rights over extraordinary decisions; the Sponsor Group retains operational control and day-to-day execution.
CAPITAL STRUCTURE
SPONSOR GROUP CONTRIBUTION
The Sponsor Group contributes intellectual capital, pre-development, execution and deferred fees that remain at risk.
STRUCTURE
- Sponsor Group: 51%+ and operational control
- Capital Partner: up to 49% of the Phase 1 SPV
The Sponsor Group's 51% is not presented as a cash valuation. It is structured as Sponsor control + documentable contribution + promote conditioned on performance.
The investor receives a preferred return + priority capital recovery before the Sponsor Group's promote participates fully in the upside.
DUE DILIGENCE CHECKLIST
Validations required before the investment closing
BOQ / Thermorock
Updated tower cost and MAX/steel structural scope
PDU / development rights
Current status, schedule and legal opinion
SPV / fractional legal structure
Ownership/use rights, regulatory review and buyer contracts
Debt term sheet
The lender's actual conditions and eligibility for green financing
Presales strategy
Broker feedback, price validation and fractional schedule
Operator budget
Retreats P&L, staff, utilities and reserves
Waterfall
Preferred return, capital recovery and exit distribution