Confidential · For Qualified Investors & Lenders Only
A seafront asset with two paths to superior returns.
Vila Ilinca is a 776 sqm D+P+3E+M property located 30 metres from the Black Sea in Agigea, Constanța — acquired through an SPV holding active energy trading licences, with fully modelled residential-conversion and boutique-hotel scenarios.
01 · Executive Summary
Investment at a Glance
The transaction is structured as the acquisition of 100% of the shares of Standard Grup 4 Term SRL, a Romanian SPV that owns Vila Ilinca outright, together with active electricity distribution and trading licences. A hard CAPEX ceiling of €250,000 governs all modernisation works under either development scenario.
Super Premium Apartments
Conversion into luxury residential units for individual sale. An estimated 600 sqm of net sellable area at a conservative €2,200 per sqm yields net sales revenue of €1,254,000 against total invested capital of €826,000.
5-Star Boutique Hotel
Transformation into a 5-star boutique villa within the existing 10-room configuration. At a conservative ADR of €220 and 40% annual occupancy, the property generates €321,200 in revenue and €176,660 EBITDA per year.
Special Purpose Vehicle
Standard Grup 4 Term SRL
CUI 38788314 · J40/1396/2018
Incorporated 01.02.2018, Bucharest
Energy Licences Included
CAEN 3514 — Electricity distribution
Active access to BRM, OPCOM and Transelectrica-DAMAS trading platforms
Refinancing Component
Existing facilities of ≈€256,000 with Libra Internet Bank to be refinanced or renegotiated as part of the transaction structure
02 · Property Gallery
The Asset
Photographic documentation of Vila Ilinca in its current condition — exterior, interiors, terraces and sea views. Images reflect the property prior to the planned €250,000 modernisation programme.
03 · Post-Modernization Vision
The Asset, Transformed
Architectural visualisations of Vila Ilinca following the planned €250,000 modernisation programme, developed under the 5-star boutique hotel scenario. The renders illustrate the target standard of finish — natural travertine, oak joinery, brass detailing and a coastal Mediterranean palette — across every guest-facing space of the property.
IExterior — Day & Night
A restrained coastal-classic facade in warm limestone render and travertine, with architectural uplighting and discreet 5-star signage.
IIInteriors — Suites to Spa
Ten sea-facing rooms and suites supported by a full guest circuit: reception, breakfast restaurant, wellness area and refined circulation spaces.
IIIOutdoor Living — Terraces, Garden & Courtyard
Landscaped Mediterranean grounds extend the guest experience outdoors — a plunge-pool garden terrace and an intimate courtyard for evening dining.
Architectural visualisations are indicative concept renders prepared for investment evaluation purposes. Final specifications are subject to detailed design, permitting and the €250,000 CAPEX envelope defined in the Feasibility Study.
04 · Virtual Tour
Walk the Property
A video walkthrough of Vila Ilinca and its surroundings. In-person viewings can be arranged upon request via the deal team.
05 · Financial Analysis
The Numbers
Financial modelling from the full Feasibility Study & Business Plan, prepared on conservative assumptions with an exchange rate of 1 EUR = 4.98 RON and a 10% discount rate for NPV calculations.
Return Comparison by ScenarioScenario A (apartments) delivers 51.8% ROI, Scenario B (hotel) a 37.4% IRR and Scenario C (hybrid) a 43.1% IRR — all on total invested capital of €826,000.
Hotel Scenario SensitivityEven at the pessimistic corner (€180 ADR, 30% occupancy) the project retains a 21% IRR; the optimistic corner (€260 ADR, 50% occupancy) reaches 53%.
Total Capital Requirement — €826,000Acquisition price €320,000 (38.7%), CAPEX €250,000 (30.2%) and debt refinancing €256,000 (31.0%) comprise the full capital structure of the transaction.
| Metric | Scenario A — Apartments | Scenario B — Hotel | Scenario C — Hybrid |
|---|---|---|---|
| Strategic objective | Rapid exit & capital recovery | Long-term hold, recurring income | Balanced approach |
| Total investment | €826,000 | €826,000 | €826,000 |
| Net sales revenue | €1,254,000 | — | €475,000 (penthouses) |
| Annual EBITDA | — | €176,660 | €87,600 (hotel) |
| ROI / IRR | 51.8% ROI | 37.4% IRR | 43.1% IRR |
| NPV @ 10% | — | €1,214,203 | €660,355 |
| Payback period | 12 months | 4.7 years | Partial exit |
| Risk profile | Lower operational, market risk on sales | Higher operational, tourism market risk | Moderate |
06 · Data Room Documents
Due Diligence Library
The complete documentation package supporting this opportunity. All documents are provided on a strictly confidential basis for evaluation purposes only.
Documents are being finalised for upload. Should a file be temporarily unavailable, please request it directly at [email protected] and it will be provided within one business day.
07 · Location
Agigea, Constanța — First Line to the Sea
Str. Emil Racoviță 110B, Agigea, Constanța county. The property sits 30 metres from the Black Sea shoreline, on the coastal corridor connecting Constanța with Eforie Nord — one of Romania's most established seaside resort areas.
Connectivity
Direct access to the A4 ring motorway and DN39 coastal road; Mihail Kogălniceanu International Airport is approximately 40 minutes by car.
Micro-location
Quiet residential streetfront within walking distance of the beach, south of Constanța's port infrastructure and adjacent to the Agigea marine reserve area.
Market Context
Premium seafront apartments in the Constanța–Eforie corridor trade at €1,800–2,200 per sqm, with Mamaia and central seafront stock reaching €2,400–3,500 per sqm.
08 · Contact
Investment Inquiries
For access to the full documentation package, site visits, or to discuss transaction structure and financing, please contact the deal team.
[email protected]Strictly Private & Confidential