walk to beach
Playa Junquillal · Guanacaste
Residential Lot at the Beach - Playa Negra Realty
Lots · 1,296 m² lot
$80,000
View broker listing ↗via Playa Negra Realty · land asking
Strong build · thin comps
Land · build scenario
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on all-in cost
Conservative
8%
$37k/yr
Moderate· Our estimate
12%
$54k/yr
Optimistic
17%
$78k/yr
We're not perfect — we're working to make these numbers as accurate as possible. Spot an error, or have an idea? Let us know.
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Methodology
Comps & math
Start with the estimate blend — then scope, subject, search criteria, funnel, reconciliation, and exclusions. Same deterministic engine as the published estimate.
§1
Estimate blend & adjustments
Yearly income from the comps that move our published estimate — map synced with the table. Switch to Your estimate to pick which Airbnbs to use (same math, your set). Map yield stays our published number.
Pick at least 2 Airbnbs to estimate.
🏠 Subject 57 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (57 of 57 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
57 of 57 · 11 proven / 46 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Tree House Villa *Jungle View* 0.2 km · 4.50★ (12)tier b | Home / villa (title) | 3BR/5BA sleeps 6 | $21k $217/nt · 49% occ $21k × 1.25 bed = $26k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Paraiso de Vida Secluded 3/3, Surrounded by Nature 0.3 km · 5.00★ (30)tier b | Unknown | 3BR/3BA sleeps 7 | $7k $229/nt · 26% occ $7k × 1.25 bed = $9k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Mar 0.4 km · 5.00★ (6)tier b | Home / villa (title) | 3BR/3BA sleeps 6 | $13k $173/nt · 63% occ $13k × 1.25 bed = $17k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Suzana at Dos Olas, 3br villa, Pool, Wifi 0.4 km · 5.00★ (10)tier b | Home / villa (title) | 3BR/1BA sleeps 6 | $27k $158/nt · 63% occ $27k × 1.25 bed = $34k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
*Casa Mango Guanacaste* 0.4 km · 5.00★ (10)tier b | Home / villa (title) | 3BR/1BA sleeps 8 | $14k $166/nt · 41% occ $14k × 1.25 bed = $18k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Cocobolo House☀️🏄🏽♂️🌴 0.6 km · 4.50★ (51)tier b | Home / villa (title) | 3BR/2BA sleeps 6 | $9k $144/nt · 40% occ $9k × 1.25 bed = $11k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Negra in Paraiso 0.8 km · 4.50★ (3)tier b | Home / villa (title) | 3BR/2BA sleeps 8 | $18k $262/nt · 26% occ $18k × 1.25 bed = $23k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Green Season Special 3bd home w pool - Pets ok! 0.8 km · 5.00★ (29)tier b | Entire home | 3BR/3BA sleeps 6 | $9k $172/nt · 42% occ $9k × 1.25 bed = $12k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Marycielo Jungle & Beach House 0.9 km · 5.00★ (32)provenwalk to beachtier b | Entire home | 3BR/2BA sleeps 7 | $62k $284/nt · 73% occ $62k × 1.25 bed = $78k | Strong | Left out of headline pin pool — Pin exact 4BR — 5 of 5 within 4.5 km. | |
Private Pool Oasis Near 5 Beaches &Top Restaurants 0.9 km · 5.00★ (60)provenstrong op | Entire home | 3BR/2BA sleeps 8 | $17k $302/nt · 26% occ $17k × 1.25 bed × 0.93 operator = $20k | Strong | Left out of headline pin pool — Pin exact 4BR — 5 of 5 within 4.5 km. | |
Casa Blanca en Paraiso 1.0 km · 5.00★ (11)tier b | Home / villa (title) | 3BR/2BA sleeps 8 | $11k $251/nt · 20% occ $11k × 1.25 bed = $14k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Perro Loco Hills - Casa Paraíso 1.1 km · 0.00★ (2)tier b | Home / villa (title) | 3BR/2BA sleeps 7 | $19k $192/nt · 55% occ $19k × 1.25 bed = $24k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Rumah - Stylish Villa Perfect for Groups 1.2 km · 4.50★ (11) | Home / villa (title) | 4BR/5BA sleeps 12 | $90k $472/nt · 57% occ $90k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private Pool Near the Beach 1.3 km · 4.50★ (8)tier b | Unknown | 3BR/2BA sleeps 8 | $12k $181/nt · 44% occ $12k × 1.25 bed = $15k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury Beach House • Private Pool • Walk to Beach 1.4 km · 5.00★ (3)walk to beachocean viewluxe STR (title)tier b | Entire home | 4BR/4BA sleeps 8 | $26k $347/nt · 81% occ $26k × 0.86 luxe = $22k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Paraiso 1.4 km · 5.00★ (5)tier b | Home / villa (title) | 3BR/3BA sleeps 9 | $8k $188/nt · 20% occ $8k × 1.25 bed = $10k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stylish 4BR Villa Private Pool Starlink Near Beach 1.6 km · 5.00★ (39)proventier b | Entire home | 4BR/4BA sleeps 10 | $37k $370/nt · 34% occ $37k | Strong | — | |
Playa Negra Beachfront Villa Steps to Sand 1.6 kmbeachfront | Home / villa (title) | 4BR/3BA sleeps 10 | $2k $368/nt · 27% occ $2k × 0.88 loc = $2k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Langosta, Paraíso Escondido 1.7 km · 5.00★ (42)proven | Home / villa (title) | 3BR/2BA sleeps 6 | $7k $123/nt · 26% occ $7k × 1.25 bed = $9k | Fair | Left out of headline pin pool — Pin exact 4BR — 5 of 5 within 4.5 km. | |
Casa Toby 1.8 km · 0.00★ (1) | Home / villa (title) | 3BR/2BA sleeps 7 | $1k $179/nt · 20% occ $1k × 1.25 bed = $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Quiet villa 3 bdr, huge parc, tropical wildlife 1.9 km · 5.00★ (10)tier b | Home / villa (title) | 3BR/3BA sleeps 6 | $30k $212/nt · 66% occ $30k × 1.25 bed × 0.97 loc = $36k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Kalana Surf House Just Steps From The Ocean!! 2.0 km · 5.00★ (62)walk to beachtier b | Entire home | 3BR/2BA sleeps 6 | $4k $171/nt · 18% occ $4k × 1.25 bed × 0.97 loc = $5k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stunning villa Costa Rica dream 2.0 km · 5.00★ (10)tier b | Entire home | 5BR/5BA sleeps 8 | $54k $327/nt · 60% occ $54k × 0.80 bed × 0.97 loc = $41k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Rancho Nativo - Ocean view, Playa Negra 2.1 km · 5.00★ (66)provenstrong opbeachfrontocean viewtier b | Entire home | 3BR/2BA sleeps 8 | $22k $209/nt · 49% occ $22k × 1.25 bed × 0.63 loc × 0.93 operator = $16k | Fair | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Beach House with Pool, Playa Negra, Pargos 2.1 km · 4.50★ (101) | Home / villa (title) | 3BR/3BA sleeps 6 | $18k $160/nt · 61% occ $18k × 1.25 bed × 0.88 loc = $20k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Love at first sight Villa, in quiet private parc 2.1 km · 5.00★ (49)proventier b | Entire villa | 4BR/5BA sleeps 8 | $64k $362/nt · 63% occ $64k × 0.97 loc = $61k | Fair | — | |
Beachfront Home - Playa Negra Surf Break 2.2 km · 5.00★ (25)beachfronttier b | Home / villa (title) | 4BR/3BA sleeps 8 | $101k $567/nt · 73% occ $101k × 0.85 loc = $87k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Rancho Coco, magnifique Villa en pleine nature 2.2 km · 5.00★ (22)tier b | Home / villa (title) | 4BR/4BA sleeps 10 | $24k $384/nt · 24% occ $24k × 0.97 loc = $23k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa de Descanso Mankü ~ Mankü Retreat House 2.3 km · 4.00★ (3) | Home / villa (title) | 3BR/3BA sleeps 10 | $19k $306/nt · 41% occ $19k × 1.25 bed = $24k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
La Choza - Ocean front - Playa Negra - Costa Rica 2.5 km · 5.00★ (20)beachfrontocean viewtier b | Entire villa | 5BR/5BA sleeps 10 | $159k $840/nt · 52% occ $159k × 0.80 bed × 0.85 loc = $108k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury ocean view villa 2.5 km · 5.00★ (4)ocean viewluxe STR (title)tier b | Home / villa (title) | 4BR/5BA sleeps 8 | $36k $546/nt · 18% occ $36k × 0.86 luxe × 0.72 loc = $22k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private Villa with Pool near Playa Negra 2.6 km · 5.00★ (56)provenstrong optier b | Entire villa | 4BR/3BA sleeps 9 | $62k $276/nt · 82% occ $62k × 0.97 loc × 0.93 operator = $56k | Fair | — | |
Beautiful beach villa with pool, tropical garden 2.6 km · 5.00★ (3)tier b | Home / villa (title) | 5BR/6BA sleeps 10 | $50k $784/nt · 27% occ $50k × 0.80 bed × 0.97 loc = $39k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Fully Equipped Home with Private Pool, Playa Negra 2.7 km · 0.00★ (2)tier b | Home / villa (title) | 3BR/3BA sleeps 8 | $23k $329/nt · 87% occ $23k × 1.25 bed × 0.97 loc = $28k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3BR 2BA Island House in Heart of Playa Negra 2.7 km · 5.00★ (21)tier b | Home / villa (title) | 3BR/2BA sleeps 6 | $16k $169/nt · 52% occ $16k × 1.25 bed × 0.97 loc = $19k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocean View Jungle Tree House - 3BR 2.7 km · 5.00★ (19)ocean view | Home / villa (title) | 3BR/3BA sleeps 8 | $11k $164/nt · 44% occ $11k × 1.25 bed × 0.74 loc = $11k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Margodine 2.7 km · 5.00★ (3) | Home / villa (title) | 4BR/4BA sleeps 8 | $18k $553/nt · 27% occ $18k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Mango Tango Luxury Home Near the Beach! 2.8 km · 5.00★ (16)walk to beachluxe STR (title)tier b | Entire home | 4BR/3BA sleeps 8 | $65k $387/nt · 62% occ $65k × 0.86 luxe × 0.97 loc = $54k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Julia Playa Negra with Pool 2.8 km · 4.50★ (37)tier b | Home / villa (title) | 3BR/1BA sleeps 6 | $11k $100/nt · 41% occ $11k × 1.25 bed × 0.97 loc = $13k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Paraiso Beach Home Playa Negra Costa Rica 2.8 km · 0.00★ (2) | Home / villa (title) | 4BR/3BA sleeps 8 | $97k $722/nt · 44% occ $97k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanview Villa prívate Pool 2.9 km · 4.50★ (5)ocean viewtier b | Home / villa (title) | 3BR/3BA sleeps 6 | $17k $353/nt · 55% occ $17k × 1.25 bed × 0.72 loc = $15k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
House of the Rising Tide, Pargos 3.0 km · 0.00★ (1)tier b | Home / villa (title) | 4BR/4BA sleeps 10 | $37k $304/nt · 36% occ $37k × 0.97 loc = $35k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Ohana - 5 BR Beach Front in Playa Negra, CR 3.0 km · 5.00★ (5)beachfront | Home / villa (title) | 5BR/4BA sleeps 12 | $215k $1,243/nt · 73% occ $215k × 0.80 bed × 0.88 loc = $152k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Ventanas del Mar - Beachfront Home w Pool 3.1 km · 5.00★ (17)walk to beachtier b | Home / villa (title) | 3BR/3BA sleeps 6 | $16k $616/nt · 27% occ $16k × 1.25 bed × 0.97 loc = $19k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
CASA BELTZA; house in the beach 3.1 km · 5.00★ (48)provenwalk to beachtier b | Entire chalet | 4BR/4BA sleeps 10 | $80k $672/nt · 56% occ $80k × 0.97 loc = $78k | Fair | — | |
Casa Tranquilo in Playa Negra 3.1 km · 5.00★ (37)provenwalk to beachtier b | Entire villa | 4BR/4BA sleeps 10 | $46k $425/nt · 35% occ $46k × 0.97 loc = $44k | Fair | — | |
Villa Floramar 3.2 km · 5.00★ (5) | Home / villa (title) | 4BR/5BA sleeps 8 | $491k $4,320/nt · 71% occ $491k × 0.88 loc = $433k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Aisling House - Quaint Beach Cottage 3.3 km · 4.50★ (28)walk to beachtier b | Entire home | 3BR/3BA sleeps 6 | $32k $286/nt · 51% occ $32k × 1.25 bed × 0.97 loc = $38k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Playa Negra Surf House, waterfront and views! 3.4 km · 5.00★ (59)provenstrong opbeachfrontocean viewtier b | Entire home | 3BR/3BA sleeps 6 | $53k $295/nt · 49% occ $53k × 1.25 bed × 0.63 loc × 0.93 operator = $39k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Private House with pool, fire pit and BBQ ranch. 3.4 km · 5.00★ (7) | Home / villa (title) | 3BR/3BA sleeps 10 | $20k $247/nt · 37% occ $20k × 1.25 bed = $24k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxe Playa Negra / Beachfront / Mansion 5BR / Pool 3.6 km · 0.00★ (2)beachfrontluxe STR (title) | Unknown | 5BR/6BA sleeps 12 | $80k $1,566/nt · 34% occ $80k × 0.80 bed × 0.86 luxe × 0.88 loc = $49k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Playa Negra / Beachfront / Mansion 5BR / Pool 3.8 kmbeachfront | Unknown | 5BR/7BA sleeps 12 | $54k $1,423/nt · 25% occ $54k × 0.80 bed × 0.88 loc = $38k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Trogón - montaña y playa 4.2 km · 4.50★ (19) | Home / villa (title) | 4BR/2BA sleeps 10 | $20k $270/nt · 22% occ $20k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Rustic Casa Naranja (2Bdrm+Loft) - 5mins to Beach! 4.2 km · 4.50★ (111)walk to beach | Home / villa (title) | 3BR/1BA sleeps 8 | $6k $80/nt · 42% occ $6k × 1.25 bed = $8k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tropical Ocean Lodge for 7 4.3 km · 4.50★ (17) | Unknown | 4BR/1BA sleeps 7 | $8k $86/nt · 34% occ $8k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Magical House Without Corners Stunning Ocean Views 4.4 km · 5.00★ (101)provenelite opocean view | Entire villa | 4BR/6BA sleeps 11 | $132k $674/nt · 73% occ $132k × 0.74 loc × 0.88 operator = $86k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa Brisas Avellanas 4.4 km · 5.00★ (14) | Home / villa (title) | 3BR/3BA sleeps 8 | $17k $171/nt · 39% occ $17k × 1.25 bed = $21k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). |
§2
Assignment scope & assumptions
- Engine
- V5 · lot
- Blend method
- Weighted blend
- Estimate basis
- Low indication
- Intended use
- Investor due-diligence support
Automated STR income screen for investor due diligence — not a USPAP appraisal, not a broker price opinion, not investment advice.
§3
Subject property
- Product
- Lots · land
- Size
- 4BR
- Asking
- $80k
§4
Market search criteria
- Radius: 4.5 km from subject coordinates.
- Bed band: 4BR ±1 (adjacent sizes scaled, not mixed blindly).
- Operator filter: 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM.
- Comp basis: nearby proven-operator anchor pool.
- V5 strict product type — Airbnb propertyType + title gate (condo vs home lane).
- Operator descale — elite track records (4.9★+ / deep reviews) stripped on comp TTM; for-sale subjects start unproven.
§5
Comp selection funnel
1Market search57All unique STR comps within 4.5 km of subject pin.
2Proven operators154.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted118 received positive weight after filters.
4Headline blend5Positive-weight picks that move published headline.
- Apple-to-apple headline pool — non-view proven operators only (subject has no confirmed ocean view). · Apple-to-apple headline pool — walk-to-beach comps only (subject is not beachfront).
- Pin exact 4BR — 5 of 5 within 4.5 km.
- Headline band: low $37k · reconciled $55k · high $78k — min / weight-average / max of bed/location-scaled comps in the table.
§6
Calculation walkthrough
- 1Per-comp scaleraw TTM × bed scale × location descale × operator descaleBed scale bridges ±1BR comps to subject size. Location/luxury descale removes product premiums the subject lacks. Operator descale strips elite track-record lift (4.9★+ / deep reviews) — for-sale buyers start unproven.
- 2Comp weight60% map distance · 40% bedroom matchCloser same-bed comps rank higher; view/walk/luxury/operator descale applied separately.
- 3×Near-small-proofConservative bed bridgeV5 home — band winsor on blend ≥3; weights encode pool, view, walk, product and operator descale.
- 4→Weighted bandLow / reconciled / high on 5 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 5→Headline revenueReconciled indication → $54k/yr
- 6÷Gross yield$54k ÷ $80k = 12.0%
§7
Rejected from pool
56 comps did not move the estimate — summary by exclusion reason. Full list (same product type as subject) is collapsed under §1 Estimate blend.
Not proven operator (46)Outside headline blend (3)View alignment (3)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: CASA BELTZA; house in the beach (25.3% of weighted blend).
- 4 of 5 headline comps carry bed, luxury, location, or operator descale before weighting.
Map pick (single estimate)
- We rank every feasible bed × finish tier at this pin and publish the best defensible gross yield on all-in cost.
- This lot: 4BR standard · Reconciled indication revenue ~$54k/yr ÷ $452k all-in → ~12.0% gross.
- That pick drives map cards, rank, and the cached block at the top of the build pro forma — not the stress-test rows for other bedroom counts.
All-in cost (denominator)
- Land (asking) + construction at ~$1,000/m² Standard (in-house) × villa m² + pool/site works (~$45,000) + FF&E + ~18% soft costs.
- Typical Gold Coast contractor quotes run $1,200–2,400/m² — our rate is the operator's in-house crew, not a market quote.
- Standard tier: pool, A/C, and patio are in the baseline — not double-counted as upgrades.
Value on completion & build-vs-buy
- Uses the same Reconciled indication revenue as gross yield — not a higher median band.
- NOI = our estimate revenue × (1 − 40% operating expenses).
- Stabilized value = NOI ÷ 10% cap rate.
- Build-vs-buy equity = that value minus all-in cost (land + build + recipe).
What we excluded or flagged
- Few or scattered nearby rentals behind this build scenario — lower confidence.
- Recipe gaps vs local winners: Gym / fitness, Hot tub, BBQ / grill.
- The “What to build here” table stress-tests other bedroom counts at your selected finish tier using the same comp radius but without re-running the full recipe engine — expect lower numbers on thin 2BR pools.
§9
Limiting conditions
- —Broker asking price and listing copy — not verified sale or operating statements.
- —STR revenue from AirROI trailing-twelve-months; forward seasonality not projected separately.
- —Gallery vision segment is photo-based; finish gaps may lag physical inspection.
- —Coordinates approximate when broker omits parcel pin — headline withheld.
- —Gross yield excludes capex, furnishing, management, tax, and financing.
Next steps
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