Investment concept
An income-producing property you can also enjoy yourself.
A HillGate apartment is full freehold ownership, registered as a separate unit within an established resort. The structure rests on three pillars: legal title, flexible owner use and professionally managed letting. The yield model is presented with full transparency, with every assumption disclosed.
Ownership
A clean legal structure
A separately titled unit within the condominium, with a fixed specification, its own parking space and a ground-floor storage room.
Owner use
Owner stays alongside letting
You can use the apartment yourself within pre-agreed parameters. Owner bookings run through the same reservation system as guest bookings, so double bookings cannot occur.
Income
Full-service letting
Within the rental programme we handle pricing (revenue management), distribution, housekeeping and maintenance, and report revenue and costs to you monthly, line by line.
Location
Year-round demand at the heart of the Hévíz–Balaton region.
The building rises on the village’s south-east-facing hillside, with views towards Lake Balaton. The location’s key strength is demand that spans every season: Lake Hévíz’s thermal waters in winter, golf and active travel in spring and autumn, Lake Balaton in summer and the wine country at harvest time. This supports a more balanced annual occupancy than a purely summer-driven Balaton property. Our regional insights cover the area in depth.
- Hévíz – Thermal lake, medical spas, dining – the region’s main demand driver · 3.4 km
- Zalacsány – 18-hole championship golf course · 10 km
- Keszthely & Lake Balaton – Festetics Palace, beaches, sailing, dining · 13 km
- Hévíz–Balaton Airport – Sármellék, seasonal international flights · 15 km
- Budapest – Via the M7 motorway and M76 expressway · ~2 hrs
Experiences · planned programme
A year-round programme of experiences that also builds demand.
The resort is designed to operate all year round. Organised experiences encourage longer stays and support occupancy outside the peak season. Austria and Germany are priority source markets in international sales, served through dedicated marketing channels.
- Golf with tuition – Organised golf at the 18-hole course in Zalacsány, with lessons for beginners.
- Wellness and sauna rituals – Guided sauna rituals led by a sauna master, yoga classes with an instructor.
- Hévíz spa experiences – Bathing in the thermal lake and guided walks around Hévíz.
- Wine and gastronomy – Cellar visits by horse-drawn carriage and tastings in the Cserszeg wine area.
- Active pursuits – Guided hikes, horse riding, electric quad tours and padel.
- Adventure – Paragliding in the Keszthely Hills.
Planned programme; the final offering and prices will be confirmed before opening. The yield model does not include any income from these experiences.
Units
Eight apartments on three floors, from 42 to 82 m².
Every unit is handed over with a private terrace, a fully equipped kitchen and a dedicated parking space. The ground floor houses covered parking, garages, storage rooms, a Finnish sauna, a jacuzzi and a delicatessen; the resort pool is open to owners and guests alike. A lift serves every floor, and a shared roof garden crowns the building.
| Unit | Floor | Layout | Floor area | Terrace | Average nightly rate | Status |
|---|---|---|---|---|---|---|
| 101 | 1st floor | 1 bedroom1 bathroom | 42.26 m² | 7.42 m² | 40,000 HUF | Available |
| 102 | 1st floor | 1 bedroom1 bathroom | 42.75 m² | 7.42 m² | – | Sold |
| 103 | 1st floor | 2 bedrooms, spacious living room1 bathroom + separate WC | 74.82 m² | 15.56 m² | 80,000 HUF | Available |
| 201 | 2nd floor | 1 bedroom1 bathroom | 42.28 m² | 7.42 m² | 50,000 HUF | Available |
| 202 | 2nd floor | 1 bedroom1 bathroom | 42.75 m² | 7.42 m² | 50,000 HUF | Available |
| 203 | 2nd floor | 2 bedrooms, spacious living room1 bathroom + separate WC | 74.84 m² | 15.75 m² | 80,000 HUF | Available |
| 301 | Top floor | 2 bedrooms, walk-in wardrobe2 bathrooms | 73.89 m² | 7.42 m² | – | Sold |
| 302 | Top floor | 2 bedrooms, 29 m² living room2 bathrooms + separate WC | 81.60 m² | 20.19 m² | 120,000 HUF | Available |
Unit prices and full details of the structure are included in the investment pack. The average nightly rate is the planned full-year figure used in the business model.
Gallery
The buildings up close.
Specification
Built for letting, specified for a long life cycle.
We install only proven systems from market-leading manufacturers to keep operating and maintenance costs low. Separate utility metering for each unit ensures accurate cost allocation.
Façade
Prefa standing-seam cladding, 20 cm mineral wool insulation
Windows and doors
Aluminium frames, triple glazing
Cooling and heating
Daikin hotel-grade air-conditioning system
Heating
NOBU Norwegian heating panels, electric underfloor heating in bathrooms
Structure
Monolithic reinforced-concrete slabs, Porotherm masonry
Metering
Separate utility metering for each unit
Wellness
Finnish sauna, jacuzzi, resort pool
Common areas
Lift to every floor, roof garden, ground-floor delicatessen
Security
Pre-wired for alarm systems, Legrand fittings
Operator and management
An operator on site – long after handover.
PrideAndProperty remains on site as operator. The operating model is deliberately lean: rather than an oversized reception, a small, well-trained team, standardised processes and modern technology deliver the service standard, keeping the cost base aligned with revenue.
- Revenue management and distribution – Direct booking channel, Booking.com and further OTAs, seasonal and dynamic pricing.
- Guest management – Pre-arrival communication, keyless check-in, fast response times.
- Housekeeping – Standardised checklists, photo-based quality control, premium linen.
- Maintenance – Preventive maintenance; minor repairs are carried out immediately, while larger expenditure is approved by the owner.
- Building and grounds – Upkeep of the common areas, the wellness area and the gardens.
Owner reporting
Monthly owner statement
Nights let · by month
ADR (average daily rate) · HUF / night
Room revenue · by channel
Management fee and costs · itemised
Owner use · per calendar
Maintenance log · with photos and invoices
Reporting procedures are set out in the management agreement.
Yield model
A yield model with three scenarios.
Average nightly rates (ADR) per unit in the business model: 101: HUF 40,000; 201 and 202: HUF 50,000; 103 and 203: HUF 80,000; 302: HUF 120,000. The base scenario assumes 220 nights let per year (approx. 60% occupancy); revenue is shown net of 5% VAT on accommodation, the 25% management fee and a monthly service charge of EUR 4/m². Select a unit and a scenario, or enter your own assumptions.
UnitApartment 101 · 1 bedroom · 42.26 m²Apartment 103 · 2 bedrooms · 74.82 m²Apartment 201 · 1 bedroom · 42.28 m²Apartment 202 · 1 bedroom · 42.75 m²Apartment 203 · 2 bedrooms · 74.84 m²Apartment 302 · 2 bedrooms · 81.60 m²
Nights let per year 220
Average nightly rate (ADR, gross) HUF 40,000
Purchase price (optional, HUF) see pack Buying through a company: calculate on the net (ex-VAT) price
Annual owner result (model)
Gross room revenue · –
VAT on accommodation (5%) · –
Management fee (25%) · –
Service charge (EUR 4/m²/month) · –
Modelled net operating income (NOI)
–
Enter the purchase price to calculate the yield.
This calculation is illustrative only and does not constitute an offer, investment advice or a promise of return. Scenarios: 160 (conservative), 220 (base) and 250 (optimistic) nights let per year. Average nightly rates are gross guest rates; the model deducts 5% VAT on accommodation, the management fee (25% of net revenue) and the service charge, but not tourist tax, utilities, a renovation reserve (CapEx reserve), OTA commissions or the effect of owner use. Exchange rate: HUF 400/EUR. Capital appreciation is treated as a separate scenario and is not included in the annual yield.
27%
The purchase price includes 27% VAT. When buying through a company, the VAT may be reclaimable, which is why we generally recommend this structure for investment purchases. Please consult your tax adviser on the applicable tax treatment.
Payment structure
The 60:40 structure: rental income can fund 40% of the price.
The buyer pays 60% of the purchase price; the remaining 40% is settled in 60 monthly instalments from 2027 at an interest rate of 5%. A substantial part of each instalment may be covered by rental income, so the investment can be largely self-financing even during the repayment period.
60%
Buyer’s payment
60% of the purchase price, paid according to the schedule set out in the sale and purchase contract.
40%
60 monthly instalments
Over five years from 2027, at 5% interest, in monthly instalments.
Income
Covered by letting
In the base scenario (220 nights a year), for company buyers of apartments 201, 202, 203 and 302 the rental income effectively covers the monthly instalment.
The structure is subject to individual agreement; its terms are set out in the sale and purchase contract. The calculation is based on the base scenario, net of 5% VAT on accommodation, and does not constitute an offer or a promise of return. A detailed unit-by-unit breakdown is included in the investment pack.
Track record
The apartment building completes an established resort.
Four Scandinavian-style houses and the shared pool are already complete. Your investment decision therefore rests on more than visualisations: the build quality can be inspected on site.
4 · houses completed
3 · sold
8 · new apartments
Purchase process
A structured process from first conversation to contract.
- Initial consultation – Clarifying your objectives: owner use, rental income or a combination of both.
- Investment pack – Available units and prices, operating model, scenarios.
- Tailored calculation – A yield calculation for your chosen unit.
- Site visit – The building, the completed houses, Hévíz and the surroundings in a one-day programme.
- Data room – Permits, technical and legal documentation and the management agreement for due diligence.
- Reservation and contract – Reservation agreement, legal due diligence, sale and purchase contract.
Project partners
The professional partners behind HillGate.
Construction is supported by regional partner companies, from concrete and building materials to design.
Szindekovics
Concrete & crane services
Szindekovics Kft.
Ready-mix concrete, mobile cranes, scaffolding and formwork. Keszthely.
szindekovics.hu ↗
Csere Ép-Ker
Building materials
Csere Ép-Ker Kft.
Building materials supply and delivery. Balatonlelle.
epitoanyag-tuzep.hu ↗
Hege-Tech
Professional tools
Hege-Tech Kft.
Professional power tools and equipment. Keszthely.
hege-tech.hu ↗
T2 Cove Design
Design
T2 Cove Design Kft.
Design partner. Gyenesdiás.
T2 Cove Design – Facebook ↗
Építők Áruháza
Building supplies & paints
Lux Kft. – Építők Áruháza
Building supplies, paints and insulation store. Hévíz.
epitok-aruhaza.hu ↗
FAQ
Frequently asked investor questions.
Is the return guaranteed?
No. The model sets out a conservative, a base and an optimistic scenario, with every assumption disclosed. Following handover, owners receive a regular, itemised owner statement showing actual revenue and costs.
Can I use the apartment myself?
Yes. Owner stays are governed by the management agreement, which sets out booking lead times, the handling of peak-season periods and how cleaning is charged. Full details are included in the investment pack.
Who operates the building?
The developer, PrideAndProperty, acting as the on-site operator. Its remit covers the technical operation and maintenance of the building, upkeep of the common areas and gardens, and full guest management for apartments enrolled in the rental programme.
What does the 25% management fee cover?
Under the current model: guest reception, reservations and guest management, changeovers and housekeeping. The management agreement itemises which services are included in the fee and which are charged separately.
Is a staged payment option available?
Yes. Under the 60:40 structure, the buyer pays 60% of the purchase price; the remaining 40% is settled in 60 monthly instalments from 2027 at 5% interest. A substantial part of each instalment may be covered by rental income. Exact terms are set out in an individual agreement and in the sale and purchase contract.
Is participation in the rental programme mandatory?
The terms of participation are defined in the owner agreement. Once you have reviewed the pack, we will agree which structure best fits your investment objectives.
How does the exit work if I want to sell?
The apartment can be sold freely. The management agreement specifies how the rental arrangement and the quality standards transfer to the new owner.
Can I buy through a company or from abroad?
Yes, both as a private individual and through a company. When purchasing through a company, the VAT may be reclaimable; please confirm this with your tax adviser. We work with international investors in English, and the transaction is prepared by a lawyer.
How far are Lake Balaton and Hévíz?
Lake Hévíz is 3.4 km away, the Zalacsány golf course approx. 10 km, and Keszthely on the shore of Lake Balaton approx. 13 km. Budapest is about two hours by the M7 motorway and M76 expressway.
