Maximilian Modernisation

Fixed interest rate of 8.5% per annum and a loan-to-value of up to a maximum of 60%

With this proposition, you invest in the modernization of Hotel Maximilian in Bad Griesbach in the German federal state of Bavaria. The intended term is 24 months and the fixed interest rate is 8.5% per annum. As an investor, you receive mortgage security within the existing security structure. The loan-to-value is a maximum of 60%.

The 211 hotel rooms are located within a five-star hotel near Europe's largest golf resort, with views of the Bavarian Alps from the golf courses. The hotel combines modern amenities — including an extensive wellness area — with a traditional Bavarian atmosphere. Through this proposition, the rooms and hotel facilities will be further modernized and expanded. Via the hotel, guests get direct access to, among others, the Beckenbauer and Porsche Golf Courses. The location in Bavaria attracts thousands of tourists every year.

The loan is provided to the project owner for the modernization and further development of the hotel, including the large-scale upgrade of the wellness facilities. The collateral consists of a hotel portfolio owned by underlying subsidiary companies. The initiator has an extensive track record and holds a diversified real estate portfolio both domestically and abroad.

The key characteristics of this proposition are as follows:

Fixed interest rate of 8.5% per annum;
Intended term of 24 months;
First-ranking mortgage right;
Subordination declaration applies;
Pledge of the rental income;
Loan-to-value of a maximum of 60%;
Fully let (100% occupancy rate);
Large-scale modernization of rooms and expansion of hotel facilities;
Near Europe's largest golf resort;
Experienced project owner;
Monthly payout;
Interest-bearing immediately from deposit;
One-off brokerage/arrangement fee of 0.45%.

Projected return

The graph below shows the cumulative return over the course of the term, based on the fixed interest rate of 8.5% per annum. In the example below, with an investment of €5,000, a total of €850 in interest is paid out over the entire term of the proposition. The first and accrued interest is paid in the month following the closing of the proposition. Thereafter, you receive the fixed interest amount monthly in arrears. At the end of the intended term, you will be repaid through a refinancing or sale of the property. The presented return forecast is based on expected market conditions and project planning. There is no guarantee that these results will actually be achieved.

Cumulative return during the funding period

Investment	€5,000
Fixed interest	8,5%
Estimated duration	24 months
Total return	€850.00

Crowdrealestate valuation

Crowdrealestate has assigned this investment a risk rating of A (Defensive). Given, among other things, the first-ranking mortgage right with ample surplus value and a 100% occupancy rate, this is a stable and solid investment. Although this investment is considered defensive, investing via crowdfunding always carries risks, including the risk that you may lose your entire investment. Please consult the Key Investment Information Sheet (KIIS) for a detailed description of the risks.

A

23 22 21

B

20 19 18

C

17 16 15

D

14 13 12

E

11 10 9

Mortgage right	Crowdrealestate's investors receive the first-ranking mortgage right with a subordination declaration.	4 points
Loan-to-value	The loan-to-value based on the current (provisional) market value is a maximum of 60%.	2 points
Match location with sector	The central and strategic location of the properties fits well with the tenant's requirements and expectations, resulting in durable and stable demand.	3 points
Occupation	The high occupancy rate, combined with broad diversification, provides a consistent income stream.	3 points
Project phase	The project concerns an existing building, which entails fewer risks compared to projects in the development phase.	3 points
Track record	The initiator is experienced.	3 points
Duration	The intended term is 24 months.	3 points
Additional security	Pledge of the rental income and a pledge of the shares.	1 points
Total		22 points

Project description

Hotel Maximilian is a leading hotel in Bad Griesbach, Bavaria, with 211 hotel rooms and a total lettable floor area of approximately 21,000 m². In addition to the hotel, the proposition includes various ancillary facilities, including an underground car park. The hotel was built in the 1980s and is in good condition.

To bring the hotel fully in line with contemporary standards of comfort and luxury, a construction escrow account is being set up through this proposition. Funds from this account will be used to modernize several facilities and rooms, working towards the requirements of a specialized spa-hotel operator who intends to take occupancy of the hotel in the near term. The renovation is fully funded by the landlord and must be completed prior to handover to the new operator. Following completion, it is intended that the initiator will transfer its own operations to the new operator, who will continue operations as part of a European portfolio of spa and wellness hotels.

Market description

The hotel market in Bad Griesbach im Rottal benefits strongly from the region's appeal as a spa resort and golf destination. Due to the growing popularity of health and wellness tourism, demand for hotel accommodation in the region remains high. In 2023 and 2024, the Bavarian hotel market showed signs of recovery, with rising occupancy rates in tourist regions such as Bad Griesbach. The increasing demand for relaxation and sports holidays contributes to a solid market for hotel real estate. Although there is limited new construction in the spa- and golf-hotel segment, this supports stable occupancy rates and strong returns for existing hotels.

Due to the combination of a steady influx of wellness and golf tourists and the relatively limited expansion of new hotel real estate, Bad Griesbach remains an attractive market for investors. Demand for quality accommodation and wellness facilities contributes to a favourable investment climate with stable rental income and growth potential within the more luxurious hotel segment.

End user

The hotel property is leased through Hotel Maximilian Betriebsgesellschaft GmbH, a company affiliated with the initiator, which carries out the hotel operations in-house. In this context, the complete existing hotel operation of Hotel Maximilian was taken over last year, including but not limited to staff, guest database and inventory, with a clear administrative separation maintained between the real estate and hotel operations. It is intended that these operations will be transferred to the envisaged new operator following completion of the renovation and handover, so that the hotel can be continued under its management.

Hotel Maximilian caters to golf and wellness enthusiasts, with a strong focus on high-quality relaxation and sporting activities. The hotel offers excellent golf facilities, including five 18-hole golf courses and various training options. The hotel previously held five-star status, and with the planned renovations and further improvements, the aim is to reach this level of operation once again. The offering appeals to both recreational guests and wellness-oriented visitors, with the golf experience at its core.

Underlying organisation

The loan is provided to Hotel Das Ludwig Betriebsgesellschaft GmbH for setting up a construction escrow account for the further development and modernization of Hotel Maximilian, as well as further real estate investments by the initiator. The hotel portfolio in Bad Griesbach was acquired in 2025. Since then, the initiator has stabilized and improved the operational performance.

Over the past decades, a carefully built-up portfolio has been assembled, consisting of both residential and commercial real estate in Germany, the Netherlands, England and Spain. The strategic focus, particularly on Germany, provides a solid asset base and enables the initiator to continue developing and to benefit from future growth opportunities.

The initiator is also involved as a shareholder in the following propositions financed by Crowdrealestate: Woningen Beieren, Bad Griesbach, Familiehotel Das Ludwig, Vijfsterrenhotel Maximilian, Wellnesshotel Fürstenhof and Modernisering Fürstenhof. As a result, a cluster risk may exist. A detailed overview of the risk factors is set out in the Key Investment Information Sheet (KIIS) - Part C.

Supplementary files

You can open the supplementary files below

Filename
EBi - Modernisering Maximilian	Download

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