brochure now! - Las Verandas Luxury villas

An Investment & Vacation Paradise Like No Other
LasVerandasVillas.com
I magine a C aribbean P aradise 2.5 H ours A way F rom H ouston .
L as V erandas
A Gorgeous Spot for Memor able Vacations while
Owning an Income- producing Property
Las Verandas Hotel & Villas at Pristine Bay, is a luxury
destination resort and private villa complex on the island
of Roatán in the Western Caribbean. Come experience
“barefoot luxury” in a visually stunning atmosphere at
Las Verandas Villas & Luxury Suites. Las Verandas is
managed and operated by Destination Resorts Limited,
an affiliate of the Lancaster Group of Houston, which also
manages the Victoria House Resort on Ambergris Caye in
Belize, one of the most successful and highly-rated resorts in
the Western Caribbean.
The ownership structure is fee simple and includes ownership
of the land and building, in addition to a leasehold interest in
the common areas. When you are not visiting the resort, the
beach front villas and luxury suites will produce quarterly
cash flow from the hotel revenue stream and will be evenly
pooled based on villa and luxury suite occupancy. Two
months of ownership usage is also allocated per year to
enjoy your investment to the fullest.
Las Verandas Villas & Luxury Suites fronts to a 1000-foot
private white sand beach with the Beach Club at Pristine
Bay on one side and a future marina set on the other side.
Freestanding villas and luxury suites are now being constructed and are to be fully furnished in harmony with
our serene design concept. The private villas will
surround Las Verandas Hotel, which will feature at
least sixty rooms and suites. Las Verandas Hotel is
well equipped with two restaurants, the ocean side
Palapa Bar and Las Pergolas, a Caribbean/American
fusion restaurant.The resort also includes two large
infinity-edge pools and a full service, exclusive spa
scheduled to open in 2014.Owners will have access
to “The Black Pearl”, Pristine Bay’s Championship
Golf Course by Pete and Perry Dye.
Rest assured, the extensive investment in infrastructure
includes backup electrical and water supplies. All structures are engineered to withstand hurricane force winds,
rarely experienced this far south, and are elevated well
above the beach to provide panoramic views. To add to
the upscale atmosphere, the heavily landscaped grounds
boast extensive landscape lighting, paved walkways, electric cart paths and lush tropical plants.
Pristine Bay
A M ajestic O ceanfront C ommunit y
This exclusive 400-acre master planned and gated
community exudes tropical island elegance, yet with a
comfortable and laid back atmosphere. The island’s only
5-star resort community, Pristine Bay, offers the first and
only golf course on the island. Created by world-renowned
golf course architects, Pete and Perry Dye, this championship
golf course is an 18-hole, par 72 course and is enjoyable for
the beginner and challenging for the more experienced
golfer. With almost every hole having spectacular views of
the ocean and barrier reef, “The Black Pearl” is quickly
becoming known as the “Best Greens and the Best
Blues” in the Western Caribbean. It was named one
of the “Best New Golf Courses of 2010” by Links
Magazine and continues to gain a reputation as one
of the top courses in Central America.
The 25,000 square foot Beach Club at Pristine Bay acts as
the pillar of the community with its grand scale. It boasts an
18,000 square foot infinity-edge pool with cabanas and also
has three tennis courts, a golf pro shop, an on-site PADI-certified scuba dive shop which offers unforgettable scuba and
snorkel excursions. The beach side dock is also available to
accommodate fishing enthusiasts with both inshore and
offshore fishing trips.
The Beach Club also houses Flava, a poolside restaurant
offering tapas and a full bar. Aqua Restaurant & Lounge
has a more extensive menu for breakfast, lunch and
dinner. The bar area ignites the senses with floor to
ceiling windows overlooking the lovely pool area and
sea. Located at the highest point of Pristine Bay is the
Sky Lounge offering pizza and pasta dishes, a full bar
and one of the most beautif ul v iews on the island.
A marina complex is proposed for future development
and will offer casual dining and boutique-type shopping.
RoatÁ n
The I sland J ewel of the W estern C aribbean
Invest in your serenity in Roatán, a short destination
from your doorstep to paradise. Located in the Bay Islands
of the Western Caribbean, this tropical island is only a
2.5 hour direct flight from Houston’s Bush Intercontinental
Airport, providing easy accessibility. Roatán clearly is simple
elegance earning it the reputation of “The Island Jewel
of the Western Caribbean”.
The variation of the lush mountainous landscape and
the crystal clear blue waters of the Caribbean truly proves
Roatán to be the next outstanding destination. Surrounded
by the Mesoamerican Barrier Reef, the second largest in
the world, the island offers world-class diving and snorkeling.
Inshore and offshore deep-sea f ishing is also a favorite
activity among Roatán’s visitors. Visitors can also enjoy
zip-lining through the canopy, dolphin encounters,
amazing hiking, eco tours and bird watching.
In and around the island of Roatán, you will find a variety of
dining options from Argentinean to Uruguayan to French
and Italian specialties. Some of the most popular restaurants
include Gio’s Restaurant located in French Harbor which
is famous for King Crab seaside dining; Vintage Pearl
Restaurant and Wine Cellar, located in West Bay serving a
warm, Tuscan ambiance; and The Pineapple Grill located
just around the corner from Pristine Bay hosting the finest
cuts of Certified Angus beef imported from the USA.
The West End and West Bay are known for the island’s
nightlife with a variety of restaurants and bars. Throw your
shoes off and sit on the beach, relax with a beer while
watching a spectacular sunset, stroll down West End beach
or dance the night away to the red-hot sound of the
Caribbean beat.
Other high points of Roatán include the Blue Harbor
Tropical Arboretum, 160 eco-friendly acres of stunning
tropical display gardens, nut orchards, and seasonal fruits
and herbs; Gumbalimba Park with its unspoiled 40-acre
nature park with activities for all ages; numerous dive
shops offering snorkel and fishing trips both inshore and
offshore; and Stanley Submarines, offering outings that
include a Six-Gill Shark Expedition.
From day to night…Roatán provides something to peak
everyone’s interests.
A rchitect & Developer
The development entity of Las Verandas Hotel & Villas at
Pristine Bay is Pan Caribbean Capital Partners of Houston,
Texas in partnership with North Shore Development S. A.
of Roatan, the developer of the Pristine Bay Community.
The General Partner of Pan Caribbean Capital Partners is
headed by J. William Sharman, Jr. Mr. Sharman has developed
and operated many hotels and resorts including the Lancaster
Hotel in Houston, The Jefferson Hotel in Washington, D.C.,
The Cotton House on the Island of Mustique, The Victoria
House on Ambergris Caye, Belize and a number of other
luxury properties. Mr. Sharman worked with Gui Trotti, an
architect based in Cambridge, Mass., on the luxury villa
expansion at Victoria House some eight years ago. That
successful project laid the foundation for a mutual approach
toward creating a luxury destination resort on a jewel of an
island that is Roatan, Las Verandas.
The V ision of L as V er andas – by G ui Trotti
When we first saw the potential location for Las Verandas
as a beach front enclave naturally sloping down to the
Caribbean with a curved 1000 foot beach, we immediately
envisioned low rise buildings constituting a “village” where
pathways meet at a central focal point to where guests and
visitors are drawn. The concept of a Mediterranean Village
situated to make use of stunning vistas of the aquamarine
waters of the Caribbean with lush, tropical landscaping
became the central focus of the Las Verandas design efforts.
Architectural design perspectives were emphasized by
the contours of the terrain. The pools, restaurants, and bars
gather at the center of the site where all focal points meet
and people can come together to celebrate and relax.
Another important viewpoint begins at the “spring” where
water runs vertically down a waterfall on both sides of the
formal walkway and towards the reflecting pool in front of
the gorgeous restaurant. The eye then calms the soul by
featuring water flowing from a large floating pool, down a
9 foot waterfall into an infinity-edge pool at the ocean’s
horizon. Inherently, the flow of water on the site begins
where the main lobby stands and travels all the way
straight down to the beach. The site is serene and
ceremonial with a natural amphitheater framing the center
of the beach like a stage…It’s incredibly magnetic.
The design philosophy of the structures and gardens
at Las Verandas is based on utilizing as much of the local
materials as possible. For example, the roof tiles reflect
the color of the soil and w ill feature bamboo, wood and
stones that are local. The ground was literally covered
with brilliant Quartz, which we encrusted in some of the
walls and concrete. Our color concept was inspired by
the natural elements of the Bay Islands. Working with the
palette of serenity, the buildings are solid white, devoid of
competing colors to bring a sense of quietness, relaxation
and peace to the atmosphere with only the lush landscape
providing vivid color.
The landscape design is actually built from the native
landscape as we have an on-site nursery with over 6,000
plants started from local plant cuttings and seeds. With
Las Verandas set inside the already existing golf course
community at Pristine Bay, we also created a style that
would balance and complement the beautiful
environment of the surrounding community.
Villa Features & Hotel A menities
The freestanding and fee simple villas are sited on the
cascading hillsides and all have breathtaking views of the
Caribbean. Each villa is fully furnished, air-conditioned and
features two or three bedroom floor plans with a spacious
great room for entertaining, dining and relaxing, as well as
extensive verandas and decks.
I nterior Finishes I nclude :
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Terracotta flat tile roofs
Honduran mahogany trim
Ceiling beams and trusses
Travertine marble bathrooms
Custom designed furnishings & art
Cut stone floors throughout
Luxury appliances and fixtures
E xterior Features I nclude :
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Tasteful white plaster with mahogany trim
Custom designed shutters
Lush and eco-friendly landscaping
Nicely-sized stone verandas, partly shaded by Pergolas
Many of the villas have their own infinity edge pools
There are three different floor plan options offering two
and three bedrooms, ranging from 2,700 to 4,000 square
feet which include covered terraces and decks. In addition,
one bedroom luxury suites are also available with similar
top-drawer features.
H otel A menities:
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Two large infinity pools with views of the
crystal blue Caribbean
Oceanside Palapa Bar
Las Pergolas – a Caribbean/American fusion restaurant
Well appointed lobby with massive windows and
Mahogany trim & beams
Full service on-site spa scheduled to open in 2014
Room service available
Offering a highly desirable investment opportunity
with excellent cash flow and appreciation potential is
Las Verandas Hotel & Villas at Pristine Bay in Roatán,
The Island Jewel of the Western Caribbean.
F loor P lans
L uxury S uite
V illa A
COVERED PATIO
BEDROOM
POOL
SUNDECK
COV ERED PATIO
COVERED PATIO
LIVING ROOM
DOWN
BEDROOM
15’ x 19’
LIVING/DINING ROOM
BEDROOM
15’ x 19’
COVERED PATIO
DOWN
LIVING ROOM
EXT.
SHOWER
EXT.
SHOWER
COVERED PATIO
BEDROOM
I nterior L iving : Outdoor L iving : Total sqf t : 945
350
1245
I nterior L iving : 1,500
Outdoor L iving : 1,200
Total sqf t : 2,700
V illa B
3 B edroom
POOL
POOL
SUN DECK
COV E RE D PAT IO
S UN D ECK
COVERED PATIO
SUN DECK
LIVING/DINING ROOM
18’ x 30’
LIVING ROOM /DINING ROOM
600 SQFT
COVERED PATIO
CO V ERED PATI O
BEDROOM 1
565 SQFT
UP
LOWER BEDROOM
16’-8’’ x 21’
UP
M A I N L E V E L P LA N
M AIN L EV EL PLAN
COVERED TERRACE
COVERED TERRACE
MASTER BEDROOM
675 SQFT
UPPER BEDROOM
16’-8’’ x 21’
COVERED TERRACE
DOWN
BEDROOM 2
565 SQFT
DOWN
UP P E R L E V E L P LA N
U PPER L EV EL PLAN
I nterior L iving : 1,600
Outdoor L iving : 1,500
Total sqf t : 3,100
I nterior L iving : 2,580
Outdoor L iving : 1,410
Total sqf t : 3,990
“A f ter caref ully searching through the Bahamas and the
Caribbean for a place for my family to enjoy, I chose
Las Verandas and the island of Roatán because of the
vareit y of activities and the ease of travel f rom Houston.
As we are a family of many dif ferent ages, I am conf ident
that there is something for everyone on the island of Roatán.
We are pleased to be a part of the Las Verandas owners group
– both as a vacation destination and as an investment.”
Marion C. Zoch
Zoch Interests, LLC
Hondur an Entity
FOR MING A HONDUR AN ENTIT Y WITH
QUARTERLY U. S. INCOME
Please reference the “Letter to Clients” when forming a
Honduran entity for the purpose of owning a Resort Villa at
Las Verandas on Roatan. I would recommend consulting with a
Certified Public Accountant such as Werlein & Harris in Houston
or your tax accountant regarding any tax advice or questions
related to quarterly income from the revenue generated by a
foreign owned entity of a Resort Villa.
For More Information Contact
Riley Sharman at 713.446.8326
RSharman@LasVerandasVillas.com
LasVerandasVillas.com
If you wish to receive quarterly payments wired to a personal U.S.
bank account from a Honduran Entity (Corporation or LLC), the
tax advantages can be excellent. I recommend making a personal
loan to the Owning Entity with a fixed quarterly principal with a
reasonable “market interest rate” (I would consult with a CPA on
an acceptable interest rate). This interest rate could be 2% or
possibly even lower. The repayment of principal is non-taxable
and the interest is taxable. A 30 year amortization schedule
with no pre-payment penalty is recommended.
Example: A villa valued at $875,000 with an individual or
corporation lending at a 2% rate of the value on an annual basis
totals $17,500. Quarterly payments to the Honduran Entity that
owns the villa would be approximately $4,375. The result of this
lending process will ultimately produce lower taxes on the interest
income as it declines and allows faster recovery of your initial
investment on a tax free basis.
Owner R eturn Projections
Ownership Sturcture
Ownership is fee simple with a leasehold interest in the common
areas surrounding the Las Verandas Hotel and Villas. Owners will
have full access to the beach, tennis club, golf course (subject to
tee time reservations), spa and all resort amenities of Las Verandas
Hotel. Owners are required to place their villa or flat in the hotel
rental pool for a minimum of 10 months a year. Las Verandas
Hotel and Villas is managed, operated and marketed by
Destination Resorts Ltd., a Cayman chartered company which
also manages the Victoria House Resort on Ambergris Caye in
Belize, one of the most successful and highly-rated resorts in
Central America and the Western Caribbean. Destination Resorts
is headed by J. William Sharman, Jr., who has been involved in
numerous hotel and resort developments, acquisitions, operations
and dispositions for over twenty-five years throughout the U.S.,
the Caribbean, and Central America. Mr. Sharman also serves
as Chairman and CEO of the Lancaster Group, Inc. and was a
founder of Small Luxury Hotels of the World.
OWNER RETURNS
All of the freestanding villa revenue will be evenly pooled and
allocated to each individual villa based on the published rate
(with or without pool) and owner usage. All expenses will be
allocated on the percentage basis incurred by the particular
villa model. Based on actual historical data at other Destination
Resorts managed properties, owner net distributable returns
are projected below.
For More Information Contact
Riley Sharman at 713.446.8326
RSharman@LasVerandasVillas.com
Year
2010
2011
2012
2013
Occupancy
70%
75%
82%
81%
$53,277
$59,022
$66,113
$63,684
Net Revenue
NOTES & ASSUMPTIONS
1) Two months of usage – You own the land and building fee
simple and the villa accumulates hotel villa revenue (evenly
pooled and allocated based on owner usage)
2) Occupancy is applied to the remaining 300 room nights available
3) Average two-bedroom villa rate projected for initial year of
2014 with rental rates of $712/day.
4) Estimated Expenses Allocations are:
Resort Villas Gross Revenues
100%
Less: Room Department Expense
21%
General & Administrative Expense
10%
Sales & Marketing Expense
5%
Property Operations & Maintenance
7%
Utilities
7%
Property Taxes, etc.
1%
Occupancy
50%
60%
70%
80%
Property Insurance
2%
Occupied Room Nights
150
180
210
240
Management Fees
2%
Average Rate
$712
$712
$712
$712
FF&E Reserve Fee
5%
$106,800
$128,160
$149,520
$170,880
Total Expenses/Fees
$42,720
$51,264
$59,808
$68,352
Net Revenue (split to Owner)
Gross Revenue
Net Revenue to Owner
LasVerandasVillas.com
By way of comparison, the owners of two bedroom Villas at Victoria
House on Ambergris Caye in Belize achieved the following:
60%
Additional information may be obtained from Jungle & Reef Consulting, S.A. at 713.446.8326 or RSharman@LasVerandasVillas.com.
The related disclosures and legal documents must be obtained from Mr. Cesar Gonzalez, Attoney at Law, Roatán Honduras, C.A.
– P:011.504.9985.3636 | cgi@roatanlawyers.com.
NOTE: Past performance is not necessarily indicative of future results. This is not a solicitation for investment. The risk of loss in real estate investing
can be substantial. Before investing you should consult your personal investment advisor. This information may not be construed as an offer to sell
real estate nor any such interest in same . . . that information may only be obtained from Mr. Cesar Gonzales, Attorney at Law, Roatán Honduras, C.A.
40%