ONOKY case: how an audit of design solutions allowed us to increase the number of rooms by 22%

The Challenge and Background

The original complex concept, developed by an architectural firm, envisioned a 7-story hotel building and 29 cottages. During the audit, we identified multiple deviations from international premium resort standards, which significantly compromised the property’s commercial viability.

Among the primary issues were:

• Excessive space: The gross building area per key was approximately 121 sqm, compared to the global premium resort standard of around 80 sqm. This led to unjustifiably high projected construction and operational costs.
• Room mix imbalance: Standard rooms accounted for only 33% of the residential area (versus the industry norm of 50-60%), while the supply of superior rooms was artificially inflated.
• Inefficient spatial planning: Subpar guest comfort standards, an inflated GLA per key, and excessive structural costs expanded the “dead zones.”

Our Solutions and Re-conception

We proposed a new project format: a Thermal & East Asian Medical Resort. This is an entirely new product for the Ukrainian market, harmoniously blending local thermal waters, East Asian medical practices, and modern European medicine.

As part of the partial re-conception, we implemented the following steps:

• Master plan optimization: We canceled the construction of a high-maintenance artificial lake, eliminated redundant structures, expanded recreational areas, and reconfigured the footprint and layout of the villas.
• Implementation of specialized hotel technology: Integrating our core service – specialized hotel technology – enabled the logical separation of guest and staff flows, distinguishing between “clean” and “dirty,” as well as “wet” and “dry” zones. This drastically cuts staff maintenance costs and boosts overall service efficiency.
• Developing new revenue streams: Instead of oversized restaurants and lobbies, we designed highly profitable zones: retail space, a beauty salon, and a conceptual medical center. On the 6th floor (Rooftop), we created a premium, visually striking area featuring a panoramic infinity pool, jacuzzis, and a SKY restaurant.

Results for the Investor

Through deep optimization of architectural and planning solutions, we transformed the initial concept into a highly liquid investment asset.

• 22% increase in room inventory: The number of keys grew from 161 to 196 strictly through highly efficient space planning, without increasing the overall building volume.
• CAPEX and OPEX optimization: We reduced the percentage of common areas and optimized vertical circulation, ensuring every square meter generates business value.
• Sustainable competitive advantage: The integration of a robust medical component and advanced infrastructure creates alternative cash flows, guaranteeing high demand and consistent hotel occupancy regardless of the season.