Appendix B: Financial Model
Weddings-only revenue model — conservative ramp-up over 5 years.
This appendix supports The Luxury Camp executive briefing. Return to the executive briefing for the summary.
Accommodation Revenue (Per Weekend, 2 Nights)
| Hut Type | Units | Rate/Night | 2-Night Total |
|---|
| Couples | 30 | £250 | £15,000 |
| Family | 10 | £400 | £8,000 |
| Bunkhouse | 5 | £750 | £7,500 |
| Subtotal (huts) | 45 | | £30,500 |
| Glamping tents (if deployed) | ~15 | £150 | £4,500 |
Revenue Breakdown Per Wedding
| Revenue Stream | Amount |
|---|
| Accommodation Revenue (45 huts, 2 nights) | £30,500 |
| Venue Hire Fee | £12,000 |
| Supplier Commission / F&B | £7,500 |
| Gross Revenue to CDT | £50,000 |
Estimated Per-Weekend Operating Costs
| Cost | Estimate |
|---|
| Housekeeping & turnaround (45 huts) | £3,000–4,000 |
| Utilities (water, power, heating) | £1,000–1,500 |
| On-site event staffing | £1,500–2,500 |
| Consumables & supplies | £500–1,000 |
| Estimated per-weekend cost | £6,000–9,000 |
These are indicative estimates that will be refined during the due diligence phase. At the midpoint (~£7,500 per weekend), net profit to CDT per wedding is approximately £42,500. At 10 weddings, annual net profit is approximately £425,000 — still comfortably exceeding the £98k heritage conservation requirement. Permanent staff costs (maintenance, management) are covered by annual revenue, not charged per-event.
CDT's £50k gross is the floor, not the ceiling. Partner agencies procure and manage the wedding, booking at least 12 months in advance. They may charge the client a premium above CDT's £50k — the market will bear it, and the premium is theirs. CDT's guaranteed gross per weekend is £50,000.
Conservative Ramp-Up Schedule
Year 1 begins with 3 pilot weddings using existing infrastructure at reduced rates. Year 4 (10 weddings) is the full-operation milestone. Years 2–3 are illustrative and will be refined based on build-out progress and partner commitments.
| Year | Weddings | Revenue to CDT | Cumulative Revenue |
|---|
| Year 1 (2026–27) | 3 (pilot) | ~£45,000 | £45,000 |
| Year 2 (2027–28) | 5 | £250,000 | £295,000 |
| Year 3 (2028–29) | 7 | £350,000 | £645,000 |
| Year 4+ (2029 onwards) | 10 | £500,000/year | £1,145,000 |
Revenue arrives in Year 1. Three pilot weddings at reduced rates (~£45k total) validate the concept with real couples, real partners, and real operations — using only existing infrastructure upgraded to luxury spec. Construction begins in parallel.
Annual Revenue at Full Operation (Year 4+)
£500kAnnual Revenue (10 weddings)
£98kHeritage Conservation (19.6%)
£250kHalf-Capacity Resilience (5 weddings)
Price Comparison — Is £50k Realistic?
| Venue Type | Venue Hire | Guest Accommodation | Typical Total | On-Site Beds |
|---|
| Scottish castle | £15–30k | £10–20k (scattered B&Bs + buses) | £30–50k+ | 10–20 |
| Country house hotel | £10–20k | £5–15k (limited rooms) | £20–35k | 20–40 |
| Cultybraggan | £50k all-inclusive (venue + all accommodation) | £50k | ~170 |
The “Castle Problem” solved. Scottish castles cost £50k+ but only sleep 10–20. The other 150+ guests get farmed out to B&Bs and ferried on minibuses. Cultybraggan sleeps ~170 in a self-contained heritage village. At £50k all-in, this is competitive or cheaper than castles, with 10x the on-site capacity.
Operational Advantages (Exclusive Buyout Model)
| Factor | Individual Rentals | Exclusive Buyout |
|---|
| Marketing | Market to thousands, pay 15–20% OTA commissions | Partner agency handles all marketing and sales |
| Admin | 45 separate check-ins across 3 tiers | One contact: the client's event planner |
| Turnaround | Constant mid-week room flips | One streamlined Sunday afternoon clean |
| Traffic | Daily arrivals/departures, 7 days/week | One arrival Friday, one departure Sunday |
| Risk | Weather-dependent occupancy | Booked and paid 12+ months in advance |
Heritage Conservation as % of Revenue
| Scenario | Annual Revenue | £98k Conservation Cost | % of Revenue |
|---|
| Half capacity (5 weddings) | £250,000 | £98,000 | 39.2% |
| Year 2 (5 weddings) | £250,000 | £98,000 | 39.2% |
| Year 3 (7 weddings) | £350,000 | £98,000 | 28.0% |
| Full operation (10 weddings) | £500,000 | £98,000 | 19.6% |
Even at half capacity, the heritage conservation requirement is comfortably covered. The model is resilient — it does not depend on hitting 100% of target to fund its core obligation.
Spillover Effect
With ~170 guests on-site (up to ~210 with glamping), the venue is entirely self-contained for most weddings. For larger celebrations attracting 200–300+ guests, the overflow directly benefits the local economy:
- Comrie & Crieff B&Bs
- Village pubs and restaurants
- Local taxis and transit
- Local shops
“We provide a self-contained 170-bed luxury village. For larger events, the overflow directly benefits Comrie's local businesses — a guaranteed funnel of high-spending wedding guests into the local economy.”
Future Upside (Not Included in Projections)
The weddings-only model is deliberately conservative. Once the venue is established and the operating model is proven, additional revenue streams can be explored:
| Event Type | Potential Revenue | Calendar Slot |
|---|
| Corporate offsites (mid-week) | £45k/booking | Tue–Thu, year-round |
| Wellness retreats | £35k/booking | Mon–Fri, off-peak |
| Private festivals / birthdays | £50k+/booking | Weekends, Nov–Mar |
| Brand activations | £50k+/booking | Variable |
These are documented in Appendix C as future opportunities. They are not included in the £500k projection — they represent upside beyond the base case.
Key Assumptions & Risks
| Assumption | Risk | Mitigation |
|---|
| 10 weddings/year at full operation | May take time to build reputation | Conservative ramp-up (3 → 5 → 7 → 10). Even 5/year covers conservation costs. |
| £50k net achievable | Requires genuine luxury standard | Price comparison shows £50k is competitive with Scottish castles. Precedents: Kent hut £200+/night, Eagle Brae premium. |
| Partner agencies will commit | Unproven venue | Due diligence phase secures letters of interest before construction. Exclusive promotion rights incentivise commitment. |
| Officers' Mess available | Currently stalled | Major capital bid targets this restoration. |
| Slow accommodation build-out | Fewer huts ready than planned | Partner with Crieff Hydro / Gleneagles for overflow. Ceremony at Cultybraggan, overflow guests at premium hotels nearby. |
| Cancellation risk | Deposits spent, wedding cancelled | Event cancellation insurance protects received deposits. |
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