Operational 11 Villa Boutique Hotel for Sale in Kedungu

About the location

• The beach — a 15-minute walk, or a short drive
• Rice fields — the road in, and the setting
• A small river along the boundary, with no direct neighbours
• A local temple adjoining the property

Why Investing in This Property

This is a business, not a house, and its numbers separate what has happened from what is forecast.

What has happened: the hotel soft-opened in June 2025, opened properly in October, and has recorded USD 105,000 of EBITDA over roughly seven months, at 80–90 % occupancy. Annualised, that is in the region of USD 180,000.

What is forecast: USD 288,000 for 2026, then growth of ten to twelve per cent a year through 2029. The step from an annualised 180,000 to 288,000 rests on a specific and reasonable assumption — that a full trading year with an established reputation outperforms a ramp-up year, which is usually true in hospitality.

Taken at the proven run rate, USD 1.5 million against roughly 180,000 a year is a payback around eight years on a twenty-four-year lease. Taken at the 2026 forecast, it is closer to five. Both leave a substantial margin; the difference is how much.

What gives the business its shape is that it has three revenue lines, not one. Eleven villas is the accommodation. The restaurant, open to outside guests from six in the morning, is a second business that does not depend on the rooms being full. The wellness centre with its sauna and cold plunge sells day passes to people who are staying elsewhere. In a soft month for occupancy, two of the three still trade — which is precisely what a single-line villa rental cannot do.

The scale is the other strength. Eleven keys is large enough to carry proper staff, a real kitchen and a booking system, and small enough to run without a management company taking a share. That band — roughly eight to fifteen keys — is where independent hospitality makes its best margins, and it is why this format keeps appearing on the island.

Buying it turnkey matters more than it sounds. A trained team, working systems, existing reviews and a rating already built are worth years. A new hotel spends its first eighteen months getting to where this one already is, and pays for that period out of its own capital.

The site itself is not reproducible: a river boundary, no direct neighbours, retaining walls already built and a clean flooding record, fifteen minutes' walk from the beach, with reserved land for expansion. The reserve space is worth noting — a yoga shala would add a fourth revenue line without a single new bed.

Kedungu is early in its cycle. Demand on this coast has moved steadily west for fifteen years, and Kedungu is where it is arriving now, still quiet and still green.

Additional information

• Land 2,700 m² — building 970 m²
• 11 villas: 9 one-bedroom and 2 two-bedroom units — 13 bedrooms, 13 bathrooms
• Private pools overlooking the river on the two-bedroom villas — central shared pool
• High ceilings, ensuite bathrooms, desk, sofa bed, private terrace and secluded garden in each villa
• Full-service restaurant open daily 6 am to 10 pm, also to outside guests
• Wellness centre: massage rooms, large sauna, natural cold plunge — day passes sold
• Children's area beside the restaurant
• Reserved space for a yoga shala or a twelfth villa
• River boundary, no direct neighbours — retaining walls built, no flooding recorded
• Adjoining local temple
• Open living and enclosed living areas, equipped professional kitchen, garden, outdoor shower, storage, washing machine
• Car and scooter parking
• Sold with trained staff, operating systems and furnishings — permits and licences in place
• Built 2025 — soft opening June 2025, opened October 2025
• Occupancy 80–90 %
• EBITDA: USD 105,000 recorded from June 2025 (about seven months). Forecasts: USD 288,000 (2026), 316,800 (2027), 354,816 (2028), 390,298 (2029)
• Beach — 15-minute walk
• Leasehold until 2050 — extension guaranteed at market price