The complex is located in a picturesque tourist destination near the main road, not far from the Smuhar / Bukovynian Waterfalls — one of the natural tourist attractions of Chernivtsi region. The Smuhar Waterfalls are located near the village of Roztoky, and the route to them passes through the Carpathian villages of Bukovyna; according to open tourist sources, the cascade consists of eight waterfalls on the Smuhar River and is part of a landscape reserve of local significance.
Raffaello combines several profitable business lines within one property: hotel operations, restaurant and banquet services, weddings, corporate and private events, family and турист travel, children’s camps, green tourism, wellness recreation, a hot tub complex, a swimming pool, and short-term accommodation.
The total area of the complex is approximately 2,500 sq m. The central facility is a restaurant for 300 guests, making it possible to host large-scale weddings, banquets, corporate events, and other occasions. In addition, there is a 220 sq m dance hall, which can also be used as a conference hall, creating an opportunity to work not only with private events, but also with the corporate segment, offsite trainings, seminars, and business events.
The hotel part includes 14 comfortable rooms, 6 separate cottages for leisure stays, and separate apartments of about 200 sq m with 8 rooms. Total accommodation capacity is estimated at approximately 50–120 guests, making the complex suitable both for individual tourist stays and for group arrivals, wedding guests, children’s camps, corporate retreats, and family recreation.
The complex has well-developed recreational infrastructure: a large heated outdoor swimming pool with an automatic filtration system covering 260 sq m, two recreation zones with hot tubs, a jacuzzi, and barbecue facilities, a “live fire” zone, a children’s playground, photo zones, relaxation areas, landscaped grounds with custom landscape design, a mini park of 0.07 ha, a summer bar, and a two-level summer terrace of 120 sq m. This combination of infrastructure makes it possible to generate several revenue streams: accommodation, restaurant operations, banquets, event venue rental, wellness services, daytime poolside recreation, tourist packages, and group programs.
The restaurant and banquet area is equipped with a modern professional kitchen. The premises feature ducted ventilation and air-conditioning systems. Heating is individual, based on solid fuel and electricity. The permitted electrical capacity of the property is 110 kW, which is an important advantage for operating the restaurant, kitchen, pool, heating systems, air conditioning, and hotel infrastructure.
Another advantage is a lounge bar with a VIP room of about 120 sq m, which can be used for private dinners, closed events, negotiations, intimate celebrations, or premium guest service. The property also includes a sauna of about 110 sq m, with readiness estimated at around 80%, creating additional potential for the development of the wellness segment.
The asset is fully fitted out on a turnkey basis, is in excellent condition, and features a premium interior, high-quality furniture, custom-designed landscaping elements, and fencing in an individual style. The territory and premises are under video surveillance. Guest parking of approximately 500–600 sq m is also provided.
Operational status of the business
The complex operates in a “walk in and run” format: the property is ready for further operation without the need for substantial additional upfront investment. Booking systems and social media channels are already set up, a base of loyal customers has been formed, and there is a high rate of repeat visits. A professional menu has been developed for the restaurant business line, allowing the complex to maintain quality service for banquets, weddings, corporate events, tourist groups, and family recreation.
Key advantages
One of the complex’s main advantages is stable demand for corporate events and weddings for up to 300 guests. During the summer season, the property demonstrates higher profitability thanks to the large outdoor swimming pool and recreational infrastructure. At the same time, in standby mode the complex requires minimal operating costs, which increases business management flexibility during the off-season.
Financial and economic indicators
The average gross annual revenue of the complex is estimated at UAH 50–60 million. Net annual income / net profitability, according to information provided by the owner, is estimated at approximately 15–30%. The projected payback period, subject to active marketing, starts from 7 years.
Development opportunities
This year, the owner is launching a new business project, West Camp — a children’s camp for 100–170 children, which may strengthen the complex’s occupancy during the season and create a separate stable revenue stream. Additional potential lies in launching the sauna, which would increase the property’s income-generating capacity and develop the wellness direction.
Further scaling is possible through the acquisition of neighboring adjacent land plots for the construction of separate chalet-style houses, which is relevant to the Carpathian tourism market. A project for mountain routes and hiking trips to various locations has also been developed, with the prospect of expanding into jeep tours and quad tours.
An exclusive advantage of the complex is direct access to the river at a distance of about 50 m, creating opportunities for rafting and river trips. Mobile SPA zones and a large children’s playground can also be installed in the mini park area. Taken together, this makes it possible to create a full closed-cycle recreation concept: extreme — water — relaxation.
Investment attractiveness
Additional investment appeal is created by the presence of two land plots in a mountainous area with sizes of 1.7 ha and 0.24 ha, located approximately 5–7 km from the complex. In the future, they may be used to expand the tourism business, build additional leisure facilities, or launch separate mountain locations. The plots have natural advantages: road access, streams, a spring, mountain surroundings, forests, and panoramic views.
The investment attractiveness of Raffaello lies in the combination of a ready operating business, a tourist location, extensive restaurant and banquet infrastructure, an established customer base, existing booking channels, and significant potential for the development of recreational, children’s, wellness, and adventure tourism.
Raffaello may be of interest to hotel and restaurant operators, private investors, event business owners, tourism companies, countryside leisure developers, as well as entrepreneurs looking for a ready profitable asset in the Carpathian region.
Social media pages
https://www.instagram.com/raffaello_restaurant_rostoky
https://www.tiktok.com/@raffaello.restaurant
https://booking.karpaty.ua/uk/houses/raffaello
Reason for sale: the owner’s relocation abroad
Subject of sale: sale of the complex by the owner, a private individual
Price: $3,000,000
