Zalakaros, Üdülő sor 2. For sale hotel, pension

PROPERTY INVESTMENT INFORMATION
Art Hotel Zalakaros
Fully operational 44-room 3-star superior wellness hotel in Zalakaros, Hungary
Purpose of this document. This information memorandum summarises the key property, operational and transaction details for prospective investors.
Key Investment Facts
Hotel category3 star superior wellness hotel
Guest rooms44 double rooms with extra bed options and maximum capacity of approximately 120 guests
Plot size6,482 m²
Net building areaApproximately 2,583 m²
Private parkingEnclosed courtyard parking for approximately 50 cars
TransactionSale of 100 percent of the shares of Art Karos Kft.
Asking priceEUR 4,000,000

Owner and operator
Art Karos Kft.
Üdülő sor 2
8749 Zalakaros
Hungary
 
1 Property Overview
Art Hotel Zalakaros is a well established, family owned and fully operational 3 star superior wellness hotel in Zalakaros, one of Hungary’s best known thermal spa destinations. The hotel is approximately 150 metres from the Zalakaros Thermal and Medical Spa and has been owned and operated by the same family for around 30 years.
The property includes 44 guest rooms, a separate 100 m² apartment, restaurant and bar facilities, extensive wellness infrastructure, fitness and sports facilities, children’s amenities, private enclosed parking and generous outdoor areas. The hotel is offered as an operating hospitality business with the real estate, existing furnishings, equipment and operational infrastructure included in the proposed share transaction.
The year round operation can continue under its current family and wellness positioning or serve as the basis for further development and repositioning. The experienced operating team comprises approximately 30 employees, and the owner family is prepared to support an orderly transition to the new owner.
2 Location
The hotel is located in Zalakaros in western Hungary, a recognised thermal and wellness destination with convenient access from domestic and Central European markets.
Approximate Distances
Zalakaros Thermal and Medical SpaApproximately 150 m
M7 motorwayApproximately 8 km
Zalakaros town centreApproximately 600 m
Lake BalatonApproximately 20 km
Hévíz Balaton AirportApproximately 25 km
BudapestApproximately 200 km
ViennaApproximately 230 km

The location is accessible from Austria, Slovenia and Croatia as well as from the wider Central European region.
3 Guest Accommodation
Hotel Rooms
The hotel has 44 double rooms with the option of additional beds. Maximum accommodation capacity is approximately 120 guests.
•Private balcony or terrace in the guest rooms
•Private bathroom
•Air conditioning in most rooms
•Television and Wi Fi
•Hotel furnishings included in the transaction
Separate 100 m² Apartment with Private Residence Potential
The property includes a separate apartment of approximately 100 m² with two bedrooms, a living room, kitchenette, separate WC and direct garden access. It also has its own infrared sauna and outdoor jacuzzi. The apartment accommodates approximately four to six persons.
The apartment is currently offered to hotel guests and therefore contributes to accommodation revenue. At the same time, its generous size, independent layout, garden connection and private wellness amenities provide a ready basis for a self contained private residence for a new investor or owner, or for use as management accommodation. A future owner may therefore retain it as a premium revenue generating guest apartment or designate it as a private living section within the hotel property.
There is currently no dedicated staff accommodation within the hotel.
4 Restaurant, Bar and Common Areas
The hotel has its own restaurant and the food service infrastructure required for hotel operation. The restaurant mainly serves buffet breakfast and buffet dinner under the hotel’s half board concept, with lunch service offered during selected packages and periods.
•Restaurant and buffet service areas
•Equipped kitchen, show kitchen area and food preparation areas
•Diet kitchen facilities for special dietary requirements
•Food storage and service facilities
•Reception and lobby
•Lobby bar
•Guest lounge and common areas
•Terraces and outdoor recreational areas
•Light filled central atrium
5 Wellness and Leisure Facilities
The hotel’s wellness and leisure infrastructure supports year round family, leisure and wellness tourism.
Indoor Wellness
•Wellness area of approximately 100 m²
•Indoor swimming pool measuring approximately 5 × 10 m
•Pool depth of approximately 1.2 m
•Thermal pool temperature of approximately 28 to 30 °C and counter current system
•Large jacuzzi for approximately 15 persons at approximately 32 to 34 °C
•Finnish sauna and infrared sauna
•Steam cabin and salt room
•Kneipp facilities
•Experience shower and bucket shower
•Relaxation areas
Outdoor Wellness, Sport and Family Facilities
•Outdoor jacuzzi, sun terrace and relaxation area
•Fitness room
•Tennis court
•Table tennis and guest bicycles
•Small artificial grass football pitch
•Outdoor playground and trampoline
•Indoor children’s corner and play area
•Landscaped garden with terrace, giant chess and lounge zones
6 Land, Building and Parking
Property Specifications
Total plot size6,482 m²
Net building areaApproximately 2,583 m²
ConfigurationGround floor and two upper floors with elevator
Additional potentialApproximately 180 m² subject to applicable regulations
Private parkingEnclosed courtyard parking for approximately 50 cars

The property is fully operational and has been continuously maintained and improved. The transaction includes the hotel furnishings, operating equipment, restaurant and wellness equipment, and the infrastructure required for continued operation. Future capital expenditure will depend on the buyer’s intended positioning and development concept.
7 Business and Operating Information
Art Hotel Zalakaros has been owned and operated by the same family for around 30 years. It has an established operating system, an experienced team of approximately 30 employees and a strong returning guest base estimated at approximately 45 to 50 percent. The hotel received the Accommodation of the Year award in 2019 and was profitable in each of the published financial years from 2023 to 2025.
8 Investment and Development Potential
The location, existing wellness infrastructure, established operating business and plot size allow several future strategies.
•Continue operation under the established family and wellness hotel concept
•Reposition the property as a higher category premium wellness or boutique hotel
•Develop a medical wellness rehabilitation or senior oriented hospitality concept
•Create an apartment hotel or resort concept
•Use the property for corporate retreats training programmes or company holiday accommodation
•Develop senior living and longer stay thermal wellness programmes
Approximately 180 m² of additional development potential has been identified, subject to applicable planning and building regulations.
9 Sale Structure
The proposed transaction is the sale of 100 percent of the shares of Art Karos Kft. The company owns and operates the hotel. The transaction is intended to include the hotel real estate, operating equipment and business essential fixed assets, subject to the final legal and financial agreement between seller and buyer. The owner family is prepared to support the new owner during an agreed transition period.
10 Asking Price
EUR 4,000,000