Resort Hotel Profitability Calculator
If you lease a resort hotel, do you close the season in profit? Enter occupancy, per-guest rate, season length and operating costs, and get a full USALI operating statement.
Describe the property
Closes the season in profit
On these assumptions, what is left at the end of the season:
This is a projection, not financial advice.
If occupancy drops 5 points, rent cover falls to 1.53×.
Operating profit before rent, divided by rent. Below 2.0× is tight and below 1.5× is risky; for a seasonal property read it one band stricter.
78 % days open · 39,3 % 365 days
The ceiling you can pay after leaving your target profit. No published rent benchmark exists for Türkiye, so we invert the question.
The lowest point the bank balance reaches during the season. If negative, the hotel cannot pay that month even if the year is profitable.
Worth checking
- Sezon içinde kasa negatife düşüyor. Otel yıllık kârlı olsa bile o ay ödeme yapamaz; işletme sermayesi gerekir.
From revenue to result
Break-even map
Each cell shows the season result at that occupancy and rate. Break-even is not a single number; it moves when the rate moves.
| Rate per guest | 68 % | 73 % | 78 % | 83 % | 88 % |
|---|---|---|---|---|---|
| 81 € | -425 186 € | -272 820 € | -120 454 € | 31 912 € | 184 278 € |
| 88 € | -164 897 € | 6 608 € | 178 113 € | 349 618 € | 521 123 € |
| 95 € | 95 392 € | 286 036 € | 476 680 € | 667 323 € | 857 967 € |
| 102 € | 355 681 € | 565 463 € | 775 246 € | 985 029 € | 1 194 812 € |
| 109 € | 615 970 € | 844 891 € | 1 073 813 € | 1 302 735 € | 1 531 657 € |
Monthly cash flow
A hotel can be profitable for the year and still be unable to pay before the season. The lowest point the balance reaches is your working capital requirement.
Lowest point: Jun · -1 020 138 €
Engine 1.0.0 · 29.07.2026 · 1 EUR = 48 TRY
This tool produces an operating scenario from the assumptions you enter. Real outcomes depend on seasonal demand, contract terms, currency movements and dozens of property-specific factors. Consult your accountant and an independent hotel advisor before signing a lease. The assumption ledger below shows, line by line, what the calculation rests on.
The concepts
What is GOP?
GOP (Gross Operating Profit) is what remains after departmental expenses and undistributed operating expenses are deducted from total operating revenue. Rent, interest, depreciation and tax all sit BELOW this line. That is why GOP measures operating performance independently of who runs the property and under what ownership structure.
What is EBITDAR, and why look at rent cover?
EBITDAR is operating profit before rent. Rent cover is EBITDAR divided by rent, and it is the number a lessee should actually watch. Rent as a percentage of revenue is misleading, because the safe level depends on the profit margin: at a 40 percent margin, rent at 20 percent of revenue is workable; at a 26 percent resort margin, the same ratio pushes the operator to break-even.
How is break-even occupancy calculated?
Total fixed costs are divided by the contribution per occupied room night, then expressed against rooms multiplied by days open. The critical point for a seasonal property is this: fixed costs accrue over twelve months but are only absorbed during the months you trade. A calculation that prorates fixed costs to the season understates break-even occupancy by 15 to 25 points.
Why is all-inclusive revenue not split between rooms and food?
The all-inclusive section of the 12th edition of USALI explicitly prohibits that allocation. The reasoning: every guest uses the pool, the restaurants and the entertainment differently, so there is no objective way to divide the package price between departments. Instead, package revenue is reported on a single line, rooms, food and beverage and entertainment costs are set against it, and package profit is calculated.
Why are currency and inflation asked separately?
This is where the real risk of a Turkish resort sits: revenue is mostly in euro, costs entirely in lira. When lira cost inflation runs ahead of the currency's depreciation, your profit in euro terms erodes even if occupancy and rate never move. Setting the two equal removes that risk from the model, which is why they stand as two independent fields.
Are off-season costs included?
Yes. Insurance, property tax, rent, core payroll and maintenance accrue while the hotel is closed, and the model spreads them across twelve months. Season opening costs (recruitment, deep clean, recommissioning the plant) and closing costs (winterisation, severance) are entered as separate lines.
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