Kheos.
- ✓ Freehold ownership for life
- ✓ 4 bed. + bath.
- ✓ Mirror pool
ℹ Any amount invested will be refunded in full if the project does not go ahead.
Follow the progress of Pulse projects →Overview
Kheos combines a rare asset, memorable architecture and a tourist destination that is taking shape. The goal: to stand out in a market still not saturated with contemporary villas.
A signature villa, designed to last.
Kheos draws its inspiration from tropical brutalism: clean lines, raw materials and maximum openness to the landscape. Exposed concrete structures the project and gives it a strong, legible and timeless identity.
Located in Ahangama, the villa responds to a market where quality contemporary supply remains limited. The sloping plot guided the architecture towards a bespoke approach, to better follow the topography, preserve the site and enhance the view.
Durable materials, local execution and understated design: Kheos translates the Pulse DNA into a distinctive asset, designed to appeal to a demanding premium rental clientele.
A clear, step-by-step process.
From structuring through to operation, each step is designed to give investors visibility.
Project structuring by Pulse
✔︎ Feasibility analysis: market studies and preparation of the business plan
✔︎ Creation of the legal structure: set-up of a local entity to acquire the land and manage the project
Land acquisition
✔︎ Legal audit: verification of the title deeds by a law firm to guarantee their validity and the land's compliance
✔︎ Formalisation of the purchase: signing of the notarial deed and official registration of the title deeds with the local authorities
Pre-construction permits
✔︎ Subdivision permit: obtaining the planning certificate
✔︎ Utilities: connection to the water and electricity networks
Design and planning
✔︎ Architectural design: preparation of the plans and 3D visuals
✔︎ Technical engineering: preparation of the structural and technical plans (electrical, plumbing, air conditioning)
✔︎ Builder selection: budgeting based on detailed quantity estimates and a call for tenders
Formation of the investors' club
✔︎ Admission procedure: membership of the club is subject to the review and approval of each investor's profile
✔︎ Formalisation of the commitment: signing of the contract, detailing the project terms, and payment of the initial contribution
Construction and handover
✔︎ Building permit: approval of the plans by the planning authority
✔︎ Site supervision: monitoring of the works and coordination of the teams
✔︎ Interior fit-out: bespoke furnishing, designed for short-term rental
✔︎ Completion: obtaining the certificate of conformity on handover, required for the legal operation of the property
Operation
✔︎ Rental management: letting the villa, collecting the rent, paying the bills and paying out the funds
✔︎ Transparency: a detailed quarterly report made available in your personal space
Sale
✔︎ Marketing: management of the sale according to the terms defined in the contract
✔︎ Return on investment: once the sale is completed, repayment of the initial capital and distribution of the capital gain
The financial picture at a glance.
The figures below summarise the target scenario: ticket, rental yield, horizon and cumulative return.
This figure corresponds to the yield after deduction of rental charges and local taxes, based on an optimised tax rate of 12%. The yield is revised every year in line with inflation. For more details on our projections, see the market study section.
Financials
Acquisition cost
| Structuring fees | €5,000 |
| Land acquisition | €29,000 |
| Design fees | €6,000 |
| Construction | €128,000 |
| Rental fit-out | €32,000 |
| Total cost | €200,000 |
| Price / share | €20,000 |
Rental income
| Annual gross rent | €58,200 |
| Annual charges | €8,300 |
| Pulse management fees included | 12% |
| Local taxes* | €6,200 |
| Annual net income | €43,700 |
| Annual net income / share | €4,370 |
*Local taxation optimised through a dedicated legal structure.
Key figures
| Target break-even point* | 5 years |
| Total estimated capital gain | €120,000 |
| Target rental yield paid out | 22% |
| Internal rate of return (IRR)* | 20% |
| Holding target excluding construction | 5 years |
| Target cumulative gain excluding initial capital | 169% |
*Break-even: the point at which revenue exactly covers costs: neither loss nor profit. *Internal rate of return: average annual percentage gain of an investment, calculated taking into account the timing of cash inflows and outflows. Target cumulative gain: 5 years of net income per share + estimated capital gain per share, excluding repayment of the initial capital.
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Detailed data on returns, costs and projections is reserved for Pulse members.
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The assumptions are based on comparable villas in Ahangama, with a deliberate discount to keep a prudent approach.
Our analysis is based on a benchmark of 6 comparable villas in Ahangama.
Our projections include a deliberate 10% discount on the observed occupancy rates. This conservative approach ensures realistic estimates of the project's rental potential.
*raw data extracted from the Pricelabs software: hello.pricelabs.co
The projections presented are provided for information purposes only and do not constitute a guarantee of future performance. They are based on information considered reliable at the time of writing, but are subject to change depending on market conditions.
We encourage you to contact us with any questions or for further details: info@pulse-investmentclub.fr
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The benchmark, rental assumptions and detailed projections are reserved for Pulse members.
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