Audit and optimization that increase value: the case of an apart-resort

The ArtBuild Hospitality team conducted a professional audit of the architectural and planning solutions for the ONOKY RIVER CLUB apart-resort, located in the village of Orikhovytsia, Uzhhorod district, Zakarpattia region. The Consultant’s objective was not only to assess the compliance of existing solutions with modern international hotel design standards but also to boost investment efficiency and market appeal by integrating specialized hotel technology into the Project.

During the audit, the ABH team conducted a comprehensive evaluation of the design materials, covering:

• Architectural and spatial layouts of residential and public buildings;
• Site logistics and zoning;
• Alignment of functional areas with operational requirements;
• Financial and economic indicators of the complex’s development.

The primary goals were:

• Refining the Project structure and increasing its competitiveness in the Ukrainian hotel real estate market;
• Reducing construction costs and optimizing capital expenditure (CAPEX);
• Creating conditions for efficient management and operation;
• Enhancing comfort and functionality for both guests and staff;
• Establishing a service level capable of exceeding target audience expectations.

Original Project Concept

ONOKY RIVER CLUB is a family-oriented, club-type apart-resort featuring advanced infrastructure, in-house hotel services, and a picturesque location spanning 10.7 hectares along 1 kilometer of the Uzh River shoreline.

The initial Project included:

• A Club House (4,400 sqm) featuring a SPA center, restaurants, conference halls, a coworking space, and an aqua zone;
• A Kids Club (822 sqm);
• An apart-hotel with commercial spaces (4 buildings, ~194 rooms);
• Apartments (8 two-story buildings, 52 rooms);
• Duplexes (~30 units);
• Townhouses (~54 units);
• A large, standalone back-of-house building (approx. 600 sqm) housing technical facilities, a laundry, and a staff kitchen and dining area.

The total gross building area exceeded 29,000 sqm, which required adjustments to improve the complex’s efficiency and manageability.

Audit Results

During the analysis, the Consultant identified significant potential to optimize the structure and architectural volume without compromising functionality or client appeal.

ABH’s recommendations made it possible to:

• Reduce the total gross building area and lower investment costs;
• Optimize functional zoning and site logistics;
• Increase operational efficiency;
• Strengthen the complex’s positioning as a full-fledged European-level family and wellness resort;
• Formulate a balanced revenue and expense structure that ensures accelerated ROI.

Key Parameters of the Optimized Project:

• Gross Building Area: 27,780 sqm
• Residential Component: ~13,500 sqm
• Room Inventory: 317 units
• Club House: 4,716 sqm (including all back-of-house areas and SPA)

As a result of the audit, the ONOKY RIVER CLUB project received an updated architectural concept that meets modern hotel development requirements. The optimized structure, professional layout of service and operational zones, and a balanced economic model secure enhanced investment appeal and lay the groundwork for the resort’s sustainable development.