Business plan · Banking useBusiness PlanCasa Nagi · Boutique coliving
Boutique coliving in Son Cotoner (Palma): non-tourist monthly leases, 98% target occupancy supported by multi-month stays. Capital: partners €300,000 + purchase €100,000 + round €380,000 (~48% of asset) with real-estate collateral under a mortgage guarantee. Asset held in a patrimonial company with demonstrable operating NOI.
€800,000
Total project investment
48%
€380,000
€112,720
98% occupancy · monthly leases
14%
NEXUS Palma returns
Executive summary
Casa Nagi is a boutique coliving property in Son Cotoner, Palma de Mallorca (10 en-suite rooms). The asset is operated through the NEXUS platform with end-to-end management: tenant acquisition, contracts, collections, maintenance, and monthly reporting.
Non-tourist model · multi-month contracts
Operations are not short-term tourist rental: each room is let under a monthly lease (renewable month to month), with justified temporary use and tenant documentation. It is this logic of multi-month stays—not day-by-day turnover—that supports the 98% annual occupancy target: turnover is planned, but rooms remain let nearly year-round because five demand segments complement one another.
- Temporary workers (hospitality & services): fixed-term employment contract or employer letter · average stay 6 months on the island · linked monthly lease.
- Erasmus+ & internships: mobility agreement or university letter · stays of 1–3 months · monthly lease per academic period.
- Professionals & digital nomads: employment contract, self-employment, or proof of remote activity · renewable monthly leases aligned with stay requirements.
98% occupancy does not imply overbooking: with monthly leases and complementary profiles, suites are rarely vacant. Revenue is recurring and predictable for debt service.
The property is held in a patrimonial company, separating asset and operations. Casa Nagi base model: suites from €700/month (stepped) and ~14% target yield on asset. Capital structure: partner equity €300,000 + property purchase €100,000 + round €380,000 with real-estate collateral (mortgage guarantee). Capital deployed: €780,000.
10 rooms in Son Cotoner · patrimonial company · reference value €800,000.
Renewable monthly leases · avg. 6 months workers · 1–3 months Erasmus. 98% occupancy reflects multi-month stays, not tourist rental.
Investment round €380,000 (~48% of asset €800,000) with real-estate collateral under a mortgage guarantee on the property held in a patrimonial company.
5-year projection · Year 1 NOI €112,720 · 10 rooms · multi-month leases.
Temporal use rationale: monthly leases, multi-month stays
Temporary workers stay an average of 6 months; Erasmus students, 1–3 months. All on monthly leases. When one segment dips (e.g. hospitality in winter), another rises (Northern Europe, Erasmus). The bottom row shows stable combined occupancy year-round—the basis for 98% annual occupancy without relying on tourism.
Monthly lease · temporary residence
Temporary stay · professional / remote relocation
Renewable monthly lease · avg. stay 3–6 months
Fixed-term employment contract · avg. 6 months on the island
Erasmus+ / internship agreement · 1–3 month stays
Project in operation
Casa Nagi is live and operating
The coliving is actively marketed, with rooms published and an online booking channel. Current project status, asset photography, and availability can be viewed on the public rental landing page.
https://www.mynexus.es/en/casa-nagui/alquiler · https://www.mynexus.es/en/casa-nagui/alquiler/fotos
Sponsor & operating experience
NEXUS · Nexus Haven
Operator specialized in urban coliving in Palma de Mallorca. 360° management: tenant acquisition, contracts, collections, maintenance, community management, and monthly financial reporting. Proprietary software for check-ins, incidents, occupancy, and billing.
- 4 projects in Palma: 2 sold, Casa Nagi operating, 1 in pipeline (Santa Catalina)
- ~14% target yield on asset (€800,000 · suites from €700/month stepped)
- Capital: partners €300,000 + purchase €100,000 + round €380,000 with mortgage guarantee
- 55–80% direct channel: lower OTA dependency and fees
- Monthly reporting: occupancy, ADR, costs, incidents, capex
Asset description
Carrer Gabriel Font i Martorell 39
Son Cotoner · Palma de Mallorca
Facing Parque Sa Riera · walkable to Santa Catalina
View locationUrban asset in an established residential area with strong rental demand from international profiles. The location combines neighbourhood life (Santa Catalina) and connectivity (PMI airport, ~33M passengers/year).
Reference valuation €800,000 · Property held in patrimonial company · Exit via share transfer or asset sale.
Tenant profile (5 segments)
Mix designed to cover all 12 months and reduce dependence on tourist seasonality.
Business model & operations
Multi-month leases
Each suite is let on a renewable monthly lease. Temporary workers: avg. 6 months. Erasmus: 1–3 months. This cadence supports 98% occupancy.
Controlled costs
Base annual OPEX €20,000: staff, cleaning, marketing, and maintenance reserve (3% of revenue). Marginal scale in years 2–5.
Direct channel
Acquisition via web, referrals, and NEXUS community. 55–80% direct target. Lower commission than OTAs and greater pricing control.
| Annual OPEX item | Amount | Notes |
|---|---|---|
| Staff / community manager | €6,800 | Boutique operations |
| Cleaning & laundry | €3,600 | Controlled turnover |
| Marketing & acquisition | €6,000 | Direct channel + seasonality |
| Capex / maintenance reserve | €3,600 | ~3% of revenue |
| Total OPEX | €20,000 | Constant in base projection |
5-year financial projection
Base model: 10 rooms · stepped pricing from €700/suite/month (+€100/year) · 98% occupancy · non-tourist monthly rent · €800,000 asset · upsells €10,800/year · events €3,600/year · coworking €36,000/year.
| Year | €/suite/month | Room revenue | Total revenue | OPEX | NOI | Margin |
|---|---|---|---|---|---|---|
| Year 1 | €700 | €82,320 | €132,720 | −€20,000 | €112,720 | 85% |
| Year 2 | €800 | €94,080 | €144,480 | −€20,000 | €124,480 | 86% |
| Year 3 | €900 | €105,840 | €156,240 | −€20,000 | €136,240 | 87% |
| Year 4 | €1,000 | €117,600 | €168,000 | −€20,000 | €148,000 | 88% |
| Year 5 | €1,100 | €129,360 | €179,760 | −€20,000 | €159,760 | 89% |
| 5-year total | €781,200 | −€100,000 | €681,200 | 87% |
Capital structure & financing request
Capital composition
Skin in the game: partners contribute €300,000 plus €100,000 for the property purchase. The €380,000 investment round is structured with real-estate collateral under a mortgage guarantee on the asset (€800,000). Capital deployed: €780,000.
Mortgage-backed investment round
€380,000
48% of asset value (€800,000)
€380,000 investment round (~48% of €800,000) backed by real-estate collateral: first-rank mortgage guarantee on the property held in a patrimonial company.
- · Real-estate collateral · mortgage guarantee on the asset
- · Target term: 15–20 years (income-producing asset)
- · Amortization compatible with operating cash flow
- · 6–12 month grace period possible during ramp-up
Debt service coverage (indicative DSCR)
Debt Service Coverage Ratio (NOI / annual payment) on the €380,000 round (~48% of asset) with mortgage guarantee. Illustrative calculation; final terms subject to valuation, rate, and agreed term.
| Scenario | Principal | Rate / term | Est. annual payment | DSCR (NOI Y1) | DSCR (NOI Y5) |
|---|---|---|---|---|---|
| €380k round · mortgage-backed guarantee | €380,000 | 4.25% · 20 years | €28,237 | 3.99x | 5.66x |
| Rate sensitivity +0.25 pp | €380,000 | 4.5% · 20 years | €28,849 | 3.91x | 5.54x |
| Term sensitivity 15 years | €380,000 | 4.25% · 15 years | €34,304 | 3.29x | 4.66x |
Annexes for financial institutions
Supplementary documentation for the banking dossier. Download the plan PDF from this page or the Excel annexes. The nomad photo dossier is also available in PDF.
Business plan (full document)
Printable version of this plan: summary, model, financing, and collateral.
Photo dossier · nomads
Rooms, common areas, and Son Cotoner location — same dossier as rental.
Monthly cash flows
Excel
Month-by-month revenue, itemized costs, and cumulative operating balance (2026–2030).
Download Excel2026 & 2027 projections
Excel
Occupancy, average price, and NOI scenarios for the first two full fiscal years (monthly and annual).
Download ExcelCollateral, risks & mitigation
Collateral offered
- First-rank mortgage on property in patrimonial company (10 rooms, Son Cotoner)
- Assignment of rental cash flows / direct debit of operating income
- Property insurance and operating liability coverage
- Monthly financial reporting with internal NEXUS audit
- Non-tourist monthly leases (stability vs. hotel seasonality)
Key risks & mitigation
Documentation available under NDA
Also available: full investment dossier with asset photography, wellness amenities, and room details.
Next step with your institution
We will arrange a meeting to present valuation, extended financial model, and legal structure. Response within 48 business hours.
Confidential document · Casa Nagi · Carrer Gabriel Font i Martorell 39 · Palma de Mallorca · 2026