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Premium Boutique B&b And Cottage For Sale

Tongariro Ruapehu, Manawatu-Wanganui, New Zealand
Asking Price:
$2,599,995 (NZD) Furniture / Fixtures and Inventory / Stock included
Sales Revenue:
$100K - $250K (NZD)
Cash Flow:
$100K - $250K (NZD)

The modern, European styled, Tongariro Suites @ The Rocks (which was purpose built in 2013) is the recognized leader in the luxury BnB segment in the popular and lucrative year round Tongariro / Ruapehu destination in the Central North Island of New Zealand .

Due to the increasing demand for high end accommodation in the region we developed the 5-Star Nightsky Cottage which opened in 2019 as one of New Zealand's most romantic and environmentally friendly fully self contained cottages. The Nightsky Cottage is located just 3km's from Tongariro Suites and is set in 1Ha of secluded, 100% private protected New Zealand native bush. The Nightsky Cottage has attracted significant international attention and was featured in the February edition of the Air New Zealand in flight magazine.

We are the only luxury boutique accommodation provider in Horopito.
With the glorious mountain views, we offer a very unique product to a very strong European market between November and March.

During the summer season we consistently have around 90% occupancy which is the envy of the district. Reservations for the summer months are mainly generated by international travel agents who book on average 200 days in advance with a very low cancellation rate. In the winter we mainly cater to the New Zealand market for the ski season. Due to our location being central to Turoa and Whakapapa skifields, we are a very popular option with young couples during the winter months.
Due to health reasons we are selling both businesses well below the registered RV of 2.2 million for Tongariro Suites @ The Rocks to meet the market. The Nightsky Cottage has an additional valuation of $ 600.000 ( combined total value of $ 2.8 million) These valuations are for the real estate (land and buildings) only and do not include the additional value of the businesses. However the sale price will include all the furnishings and both well established businesses making this an outstanding turnkey proposition.

Please contact us for more details.

Property Information

Real Estate:

Real Property Included

Living Accommodation:

The owners accommodation, which also has stunning mountain views and a large covered deck, is large and luxurious by any standard and offers a large master bedroom with full bathroom including a freestanding bath, large walk-in shower, twin vanities, separate toilet and walk-in wardrobe. There is a large second bedroom with ensuite bathroom, sitting area and separate entrance. This room could be used as additional accommodation to increase revenue as the access to the owners'accommodation can be closed off. The very spacious open plan lounge/dining/ kitchen area (6.5 mtrs x 13 mtrs) offers a large log fire, 8 seater dining area and a very spacious gourmet kitchen. There is a further breakfast nook. The owner's accommodation is completely separate from the guest accommodation and has its own entrance as well as a very spacious laundry room. A 3 bay garage workshop complements the owners accommodation. The owners, accommodation has it's own private driveway.


Located in the growing settlement of Horopito, Tongariro Suites @ The Rocks and The Nightsky Cottage are a short, easy 10 minute drive from the picturesque tourist town of Ohakune which offers a full range of restaurants and services. It is also the closest luxury accommodation to the popular Tongariro Crossing walk (just 30 minutes drive) and the North Island skifields of Whakapapa and Turoa which are an easy 35 minute drive away each.

Premises Details:

Tongariro Suites (469 sqm, 5048 sqft) offers 4 very large luxury, king suites each with private decks and access to the landscaped gardens, mountain views of Mount Ruapehu, a servery, lounge chairs, dining table and full bathrooms. In addition there is a cozy guest lounge with log-fire, large central deck with a hot tub, sun-loungers, BBQ and outdoor dining settings .There is a reception area/ office, additional guest toilet and separate guest laundry.
The guest part of the premises is accessed via a 180 mtr driveway leading to the guest carpark. The owners' accommodation is accessed via a second separate 180 mtr driveway.
The property is set in 1Ha of established, park like, landscaped, low maintenance native gardens with a large pond and several sitting areas offering beautiful mountain views of Mount Ruapehu.

The 5-Star Nightsky Cottage (90 sqm , 968 sqft) has 2 king size bedrooms, a full kitchen and an open plan lounge dining area with log fire and skylights for stargazing. The amazing, spa-like, very romantic bathroom has side-by-side deepsoak bath's, large walk-in shower and twin freestanding pedestal vanity units. There's a separate toilet. The cottage has a large covered veranda with bbq grill.The Nightsky Cottage is set in 1Ha of native bushland with short bush walks and several sitting areas, one of these offers outstanding views of Mount Ruapehu which is New Zealand's tallest volcano has 2 outstanding skifields. Deer and Kiwi roam freely through the native bush.

Size in square feet:
5048 and 968

Business Operation

Expansion Potential:

We have 2 distinct markets- October through to March is mainly an international market, predominately European. Guests come and stay for an average of 2 to 3 nights and probably 50% will walk the famous Tongariro Alpine Crossing. There are many other beautiful shorter walks and cycle trails in the region, so it is very easy for guests to fill the day.

During the ski season which runs from July to mid October, we mainly cater for younger couples who come for the skiing. Again they will stay on average 2 to 3 nights. Our location is ideal as both skifields are an easy 30 minute drive away, so depending on the weather conditions, the guests can choose in the morning which skifield they will drive to.

The months of May and June are our low season months and they are being used for taking extended holidays and catching up on maintenance.
All reservations are processed through a reservation system, making the process of taking bookings seamless and effortless.

We are the only accommodation provider in our genre that offer full mountain views from each of the guest rooms. We are just 10 minutes drive from the village of Ohakune which has a New World Supermarket and plenty of restaurants and cafes for guests to dine in.

Our rooms are unique for the fact that they are very spacious compared to our competition and are decorated in modern European style, three of the four rooms offer a
freestanding bath which is a real luxury for our guests. Each room has a private deck overlooking the garden and a huge pond.

There is an opportunity to capture the small wedding market. The gardens are now mature enough to create a beautiful small scale wedding venue. The lawn is large
enough to put a marquee up, or have the bride arrive by helicopter. There is plenty of alternative holiday home type accommodation available in Horopito to cater for for
wedding guests. There is also an opportunity to further increase revenue by adding one more room to the property.

Competition / Market:

There are only 2 other accommodation providers we could compare ourselves with in the region but both are a lot older and offer more traditional type of Bnb accommodation. We are the closest upmarket small scale accommodation to the Tongariro Crossing (30 minute drive). The other two are 45 min drive.

The 5-Star Eco focused Nightsky Cottage is in a class of its own and has no competition in the region at all !!

One of the BNB's offers a fully cooked breakfast option while we offer an extensive continental breakfast option, set up in the guest room. The advantage is that guests have the freedom to have breakfast at whatever time suits them in the comfort of their own room. It is also a great set up for guests walking the Tongariro Crossing which requires them to catch a shuttle between 6 and 8 am.For the new owners it would be an easy change to offer full cooked breakfast if that is their preference. The kitchen and dining area are perfectly set up for that.

The occupancy levels in the Ruapehu region sit around 40% p/A.
We have consistently achieved close to 80% occupancy p/A for the past 5 years. The high occupancy indicates that there is demand for expansion. This can be achieved by either adding one more room. The property was designed to allow for this in the future. Also, if the 2nd private bedroom is not required this can also be rented out on a platform like Air BNB as it is fully self contained and has private external access.

Tongariro Suites @ The Rocks is consistently rated 9.7 on and has enjoyed a 5/5 rating on Trip Advisor for the last 5 years and is a "member of the Trip Advisor "Hall of Fame".

Reasons for selling:

Due to health reasons we are selling both Tongariro Suites and The Nightsky Cottage well below the registered valuation to meet the market.
The RV only takes the land and buildings into account and not the value of the businesses.

So technically we include the business and all the furnishings, including most of the owners furnishings, for free making this an outstanding turnkey proposition.

If desired Tongariro Suites and The Nightsky Cottage could be sold separately. Please contact us for separate pricing for each.

Trading hours:

7-days per week 8.00 am - 8.00 pm

2 (owners)
Years established:
6 (Nightsky Cottage 1 year)

Other Information

Support & training:

We will provide all training and are even willing to stay on as
managers for a fixed term.

Furniture / Fixtures value:
$250,000 (NZD) - included in the asking price
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Home based:
This business can be run from home.

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