01
Existing operating experience
KAIF Spa & Sauna was built and operated on Koh Samui from 2023–2025, creating a real operating base in wellness and hospitality rather than a purely theoretical concept.
Full KAIF case →KAIF 2.0 · INVESTMENT OPPORTUNITY
A premium wellness & hospitality ecosystem built from operating experience
KAIF 2.0 is the next-stage concept based on the operating experience and brand recognition of KAIF on Koh Samui. The goal is not to build one more spa, but a multi-format destination where wellness, restaurant, lounge, recovery, family and stay products reinforce each other.
$2Mcurrent modelled capital requirement
1.7 raisite size in the current project brief
6–8 monthscurrent modelled delivery period
CONCEPT
One destination, several reasons to come and return
The working concept combines multiple revenue and experience layers so the destination is not dependent on a single guest mission.
Current concept mix
Wellness spa & sauna · panoramic restaurant · evening lounge · large view terrace · massage and treatment rooms · recovery spaces · gym · children’s area · apartments and villas · additional wellness services.
The 1.7-rai site in the current brief is intended to support several operating directions at once and increase overall capacity.
WHY KAIF 2.0
The model starts from an operating business, not a blank PowerPoint
02
Recognisable brand base
The project brief states that KAIF 2.0 relies on an existing KAIF brand presence and customer flow rather than launching an unknown name from zero.
03
Multiple demand layers
Restaurant, wellness, recovery, family, lounge and stay products create several entry points into the same destination and more cross-sell opportunities.
04
Operator-led architecture
The project is being structured around operations, guest flow, staffing, cost control, systems, launch sequencing and management—not only visual concept development.
CURRENT PROJECT MODEL
What the present working model assumes
SITE
1.7 rai
Current project brief site size on Koh Samui.
LEASE
9–15 years
Current owner-side lease scenario, with a stated 3–4 month construction rent-free period.
CAPEX
$2,000,000
Current total budget in the working model, with a possible ±15% adjustment after full preparation.
DELIVERY
6–8 months
Current implementation period assumed by the working model, subject to final scope, site, permits and BOQ.
The current budget includes lease-related costs, construction and reconstruction, a new pool, view terrace, sauna, kids area, gym, villa repairs, furniture, equipment, décor, landscaping, marketing and launch campaign. Final capital allocation requires a completed BOQ and professional due diligence.
FORECAST ECONOMICS
Transparent planning assumptions from the current model
All figures below are forward-looking model outputs. They are not guarantees and must be revalidated against final site terms, tax/legal structure, construction budget, staffing, licences, seasonality and actual demand before investment.
LOW SEASON REVENUE
฿4–5M / month
Working-model revenue scenario for low season.
HIGH SEASON REVENUE
฿6.5–8M / month
Working-model revenue scenario for high season.
VISITORS
~150 / ~200 per day
Working-model daily attendance for low / high season, with higher weekend peaks.
LOW SEASON OPEX
~฿3.7M / month
Current modelled monthly operating expenses.
HIGH SEASON OPEX
~฿4.7M / month
Current modelled monthly operating expenses.
MODELLED PROFIT
~฿1M / ~฿2.6M
Current modelled monthly profit for low / high season.
PROJECT ROI
28–29% / year
Forecast project ROI stated in the current financial model.
PAYBACK
~4–5 years
Current model: around four years under the standard scenario, around five years if launch starts in low season.
SEASONALITY
5 high / 7 low months
Current model assumes December–March and August as high season.
The working model also contains an 80% investor / 20% management profit-sharing scenario and approximately ฿14M modelled annual investor net profit. These terms are not published as a binding offer: final investor rights, waterfall, security, distributions and exit mechanics require a separate negotiated and legally reviewed structure.
CAPITAL USE
Where the model expects the investment to go
BUILD
Construction & reconstruction
New and upgraded guest areas, pool, terrace, sauna, kids area, gym, villas and supporting infrastructure.
EQUIP
FF&E and operating equipment
Furniture, equipment, décor, landscaping and operational setup required to open the full concept.
LAUNCH
Pre-opening & commercial launch
Marketing, launch campaign, team preparation and working-capital items defined in the final investment plan.
INVESTOR VALUE
What the operating team is expected to bring
01
Project preparation
Concept refinement, financial-model validation, implementation plan, scope and responsibility matrix.
02
Owner-side execution
Contractor coordination, budget/timeline visibility, procurement, pre-opening and issue escalation.
03
Operating launch
Recruitment, SOP, KPI, service standards, supplier setup, CRM/loyalty and management reporting.
04
Post-opening control
P&L rhythm, commercial optimisation, cost control, guest retention and management handover.
RISKS
A serious investment page must show what can go wrong
The working project register treats risk as a management input, not a footnote.
MARKET
Demand & seasonality
Actual demand, spend, mix and repeat behaviour may differ from the model and can materially change the result.
SITE
Lease, title & permissions
Final lease terms, land/title checks, permitted use and project approvals require professional legal and technical due diligence.
CAPEX
Construction & budget
BOQ, contractor pricing, imported equipment, change orders and delays can move the final capital requirement.
OPERATIONS
People & execution
Recruitment, training, management quality, opening readiness and operating discipline affect the ramp-up after launch.
DUE DILIGENCE GATE
What should exist before a binding investment decision
01
Legal & land
Lease, title, rights, licences, permitted use, corporate structure and investor protections reviewed by the relevant licensed advisers.
02
Technical & CAPEX
Final site plan, engineering, BOQ, contractor offers, contingency and critical-path schedule.
03
Financial & governance
Validated model, tax assumptions, funding schedule, reporting rules, decision rights, waterfall and exit/security structure.
NEXT STEP
Review the opportunity with the full context
This page is an informational project overview. It is not a securities offering, guarantee of return or substitute for legal, tax, financial or technical due diligence.