Section 03
Scenarios, revenue & return
Five ways to use 953 m² of habitable space, 500 m² of outbuildings, a chapel and three runways. Every number below is editable. Set how many nights a year you actually want to let the place — a few summer weeks or every night — and revenue, direct costs, staffing and the compliance capex that only commercial use triggers all move with it. The purchase is all cash: no mortgage, no debt service. Then ask the AI analyst to stress-test your assumptions against real French rural hospitality benchmarks and tell you the maximum price at which the scenario still works.
Write your own scenario
Describe in plain words how you would use the estate — which parts you would let, how many weeks a year, what you would build or restore, what you would charge. The AI analyst sizes the capex, the revenue streams and the running costs for Bournizeaux, then saves it as a fully editable scenario next to the presets.
You live in the château, let the gîte and the wing flat when it suits you, and host a handful of whole-property weeks in summer. Minimal staff, minimal compliance, lifestyle-first. Written for 60 let nights a year.
Cash needed
€2,475,500
Price + notary + capex, all cash
Gross revenue / yr
€95,920
At full ramp-up
EBITDA / yr
-€11,224
After all direct and fixed costs
Net cash / yr
-€11,224
No debt: cash flow equals EBITDA
Yield on cost
-0.5%
EBITDA ÷ total cash invested
Payback
never
Cash invested ÷ annual net cash
Cost per let night
€1,786
Revenue per let night €1,599
10-year IRR
—
Assumes exit at 7% cap rate
How much do you let it out?
This preset was written for 60 let nights a year. Move the slider and every letting-driven revenue line, its direct costs, and the usage-driven share of each running cost move with it — cleaning, laundry, consumables, part of the energy and marketing. Capex lines that only exist above a commercial threshold (ERP compliance, commercial septic, professional kitchen) switch on and off too.
60
nights / yr · 16% of the year · 100% of preset intensity
Deal basis (all cash — no financing)
Cash out on day one: €2,163,000 price + €157,500 notary + €155,000 works = €2,475,500. Break-even revenue is €110,932 per year at this letting level.
Capex — refurbishment, decoration & compliance
€155,000
Costed for this property: 753 m² château with no double glazing and DPE E, 200 m² gîte with an unfitted kitchen, a chapel and 500 m² of outbuildings to restore. Greyed lines are only triggered above a letting threshold.
Revenue streams
€95,920 / yr
"Units / yr" is the volume at 60 let nights. Streams marked "scales" are multiplied by 1.00× at your current 60 nights.
| Stream | Units / yr | € / unit | % sold | % direct cost | Nights-driven | Revenue | |
|---|---|---|---|---|---|---|---|
→ 240 | €44,880 | ||||||
→ 56 | €36,400 | ||||||
| €8,640 | |||||||
| €6,000 |
Annual running costs
€82,940 / yr
Amounts are at 60 let nights. The "usage %" column is the share of the line that moves with how much you let: 100% for cleaning and laundry, 0% for taxe foncière and roof maintenance.
Seller-declared €4,940 (Aug 2026).
Seller pays €6,600 today; a letting policy costs a little more.
Seller-declared €3,500 electricity + €2,500–€3,000 diesel, less €4,000 of solar income, plus headroom for guest occupancy.
53.4 ha; mowing three strips plus park is 25–35 days of machine time.
Rule of thumb 1–1.5% of rebuild value on a 753 m² château.
Fully driven by how many nights you let.
Chapel and 500 m² of outbuildings still to come.