Residence right
3-year
- Buy-in · once
- $700,000
- Monthly fee · all-in
- $5,000
- Capital at exit · 4% p.a.
- $787,000 (+12.5%)
Residence
55+ Community &
Long-Stay Living
A curated, village-integrated model for health-screened long-stay and retirement residents — creating year-round demand, recurring service revenue, and a non-tourism economic layer for DRV.
Model Overview
Residents acquire access and participation rights, not land title. Bhutanese land ownership is preserved throughout.
The model combines dignified intergenerational living with premium hospitality, light care, wellness, and a more resilient village economy than tourism alone can provide.
Capital Structure
Two ways to take part
Residence right
5-year
- Buy-in · once
- $500,000
- Monthly fee · all-in
- $5,000
- Capital at exit · 4% p.a.
- $609,000 (+21.7%)
The monthly fee covers food, light care from five nurses and a physician, housekeeping, wellness, transport, and utilities. Medical treatment is outside the fee.
Scale & Pricing Levers
Sized to the site. Priced to break even with room to spare.
10–16
Units tested parametrically; 16 is the site's physical maximum.
Nu 384M–459M
Build cost range as the number of units scales.
Nu 45.9M
Pre-development spend before 2027 sales open — approximately $483K.
7 units
Participation capital covers the full build from this sales threshold; 206% coverage at sell-out.
$3,983/mo
2031 break-even fee per unit, leaving a $1,017 monthly cushion against the $5,000 fee.
38
An all-Bhutanese premium team costing approximately $284K a year, priced at 1.6× local market pay.
Community & Economic Impact
01
Village jobs
Creates work in care, hospitality, housekeeping, facilities, and social programs.
02
Diversified income
Adds recurring non-tourism revenue, with upside from the guesthouse and family visits.
03
Year-round demand
Long-stay residents stabilize local demand for food, maintenance, transport, and wellness services.
Capital & Operating Flows
How the money moves
- 1
The Fund
Builds the community with approximately Nu 459M ($4.8M) at the 16-unit maximum, funded by resident buy-ins.
- 2
Resident capital
Residents pay $500K–$700K once and $5,000 monthly; capital is preserved and returned with correction at term end.
- 3
Operations
Fee income alone supports approximately $840K in annual operating costs and 38 Bhutanese professionals.
- 4
Facility charge
$100K a year — approximately $521 per unit monthly — bridges Operations and the Fund.
- 5
Steady-state result
Approximately $225K annual operating surplus to the village and a +$92K annual Fund result in the realistic scenario.
Scenario Sensitivity · Operating EBITDA ($000s/yr)
| Year | Pessimistic | Realistic | Optimistic |
|---|---|---|---|
| 2029 | 0 | −21 | 95 |
| 2030 | −180 | 219 | 420 |
| 2031 | −85 | 255 | 444 |
| 2032 | −137 | 246 | 469 |
| 2033 | −194 | 188 | 494 |
| 2034 | −257 | 224 | 520 |
| 2035 | −326 | 212 | 546 |
Pessimistic
- 40% annual unit sales
- 40% renewal at term end
- ≈13 of 16 units filled
Realistic
- 70% annual unit sales
- 60% renewal at term end
- Capacity reached in 2030
Optimistic
- 90% annual unit sales
- 80% renewal at term end
- Capacity reached in 2029
A waitlist gathered before construction is the cheapest insurance against the pessimistic case — the one variable the model cannot set from documented cost data alone.
What Bhutan & the Village Receive
Zero
public or village cash invested; land remains Bhutanese throughout.
38 jobs
directly on site, with approximately $346K in annual payroll reaching Bhutanese homes.
$157K/yr
distributable community surplus — approximately $113 per household monthly across all 116 households.
Figures are planning estimates based on the realistic steady-state scenario and remain subject to final design, staffing, sales, and operating conditions.