Live Now, Not Later
While Units 1–7 are being restored, this one is already earning.
Keyla's plan: run this unit as an active listing from day one of the engagement, in parallel with the Unit 1 pilot and the rest of the redesign timeline in Section 07. It needs no design spend and no restoration — only listing, photography, and pricing as a distinct luxury product, separate from the seven mid-market units.
| Metric | | Low | High |
|---|
| Nightly rate (ADR) | Estimate | R$ 1.000 | R$ 1.450 |
| Occupancy | Estimate | ~38% | ~50% |
| Annual gross revenue | Estimate | R$ 138.700 | R$ 264.625 |
No Santa Teresa comp exists for a unit with this exact profile (2-floor, 2BR, private terrace, bay/Sugarloaf view) — this range is reasoned from confirmed Rio-wide luxury benchmarks (AirDNA top-10% properties ~$213+/night; comparable premium single-view Rio units listing at ~$234/night; luxury-villa agencies quoting $200/night as their apartment floor), roughly 2–2.5× the mid-market Santa Teresa rate. Occupancy is extrapolated from the confirmed apartment-vs-villa gap in Rio STR data (villas run 35–45% vs. apartments' 50–56%) — lower than the 7 mid-market units, since the ADR carries the return. Santa Teresa also lacks the beachfront positioning of Rio's usual luxury comps, so the lower half of this range is the more likely outcome absent aggressive marketing of the view and design story.
| Annual | Low | Mid | High |
|---|
| Gross booking revenue | R$ 138.700 | R$ 196.735 | R$ 264.625 |
| Airbnb platform fee (16%) | – R$ 22.192 | – R$ 31.478 | – R$ 42.340 |
| Keyla — 15% commission + R$ 60.000 fixed salary | – R$ 80.805 | – R$ 89.510 | – R$ 99.694 |
| Owner's net | R$ 35.703 | R$ 75.747 | R$ 122.591 |
The R$ 60.000/year fixed component is the same Portfolio Administrator salary described in the retainer breakdown — it isn't duplicated per unit. In practice, this means Keyla is earning real income from month one of the engagement, not waiting for Units 1–7 to be finished and booking before any retainer revenue starts.
