Residential T4

Investment Opportunity — Hospitality and Restaurant Business at Olhos de Água River Beach
Commercial Building with a Multi-Use License — Guesthouse, Restaurant, Retail, Services, and Local Lodging
A “turnkey” asset for hospitality and restaurant investors, ready to generate revenue from day one, located near one of the most sought-after spots in the municipality of Alcanena.

Why This Is a Good Investment
1. Three businesses in a single property — multiple revenue streams. A café/bar, restaurant, and lodging (suites) operate under one roof, with licensing already approved for all categories (Guesthouse, Restaurant, Retail and Services, Local Lodging). This allows you to diversify the business and generate revenue throughout the day—breakfast and morning coffee, lunch and dinner, and overnight stays—rather than relying on a single source of income.
2. Ready to operate—no additional capital expenditure The property is fully equipped, with kitchens, counters, furniture, and technical systems installed and operational. For an investor, this means launching the business immediately, without months of construction, licensing, or investment in equipment—a decisive factor in reducing the time to return on investment.
3. Licenses already issued—saving time and reducing risk The licensing process for restaurants, short-term rentals, and guesthouses is typically one of the biggest obstacles (in terms of time and cost) when opening a hospitality business. Here, that process is already complete, eliminating uncertainty and accelerating the launch of operations.
4. Business Model Flexibility The property allows for two distinct operating models, at the investor’s discretion: (a) maintaining all three businesses simultaneously—bar, restaurant, and 4 suites—to maximize revenue diversification; or (b) converting the first floor (currently a restaurant) into four additional suites, increasing the total number of suites to eight and focusing on a model more oriented toward local lodging, with less reliance on restaurant operations (which require more staff and day-to-day management). This flexibility allows the business to be tailored to each investor’s profile and strategy.
5. Location with structurally consistent demand The Olhos de Água River Beach, the Alviela Living Science Center, and the natural surroundings of the Serras de Aire e Candeeiros Natural Park generate a steady flow of visitors throughout the year—not just during peak season—which helps stabilize revenue outside the summer months. The proximity to the Shrine of Fátima, one of the world’s most visited religious destinations, and to the Mira de Aire Caves further reinforces this steady demand.
6. Low direct competition at this scale and with this licensing Few properties in the region combine, within a single building, the capacity for a restaurant, bar, and lodging on this scale (478 m², 3 floors, up to 166 seats between the bar and restaurant, and capacity for 8 suites), which positions this property as a local benchmark that is difficult to replicate.

Ground Floor — Fully Equipped Café/Bar
- Reception area
- Fully equipped café/bar with service counter
- Pantry and support kitchen
- Ice cream display case
- 2 guest restrooms + 1 staff restroom
- Equipment room
- Wine cellar in a cave (a space with unique character, offering a distinctive value for wine tourism experiences)
- Dining room with 50 seats
- Street-side terrace with capacity for approximately 40 peopleFirst Floor — RestaurantStaff restroom
- Semi-equipped kitchen and pantry
- 60 indoor seating places
- Access to outdoor area with 8 seats
- 4 private balconies, each with a table for 2 people (8 additional seats)Total dining capacity: up to 166 seats (ground floor dining room and terrace, first-floor dining room and outdoor area, and balconies), allowing for private events, tour groups, and high-volume operations.

2nd Floor — Accommodations (Suites)
- 4 suites in operation
- Hallway and lobby providing access to the suites
- 2 storage/laundry areas

Note: The 1st floor (currently the restaurant) can be converted into 4 additional suites, bringing the total capacity to 8—as an alternative to the restaurant operation, not in addition to it

Technical Features and Operational Advantages
- Two separate entrances—one leading directly to the bar, the other directly to the guest rooms—allowing the lodging to operate with complete privacy and autonomy from the restaurant/bar area - - (valued by guests and facilitates check-in/check-out outside restaurant hours)
- Elevator with access up to the 2nd floor—essential accessibility for guests with limited mobility and for maintenance operations
- State-of-the-art video surveillance and alarm system with cameras—reduces security and insurance costs
- Fire detector — compliance with fire safety requirements for restaurants and lodging establishments
- Direct fiber-optic connection — essential for online reservation management, POS systems, and guest connectivity
- Air conditioning in all rooms — year-round comfort, important for off-season operations
- Heat pump and solar panels for water heating — reduces energy operating costs, one of the largest recurring expenses in the hospitality and restaurant industry
- High-quality finishing materials — top-of-the-line doors, locks, and window frames — reduced need for maintenance and replacements in the short to medium term

About the Area — Year-Round Demand
The Olhos de Água River Beach is one of the most popular spots in the municipality of Alcanena, with crystal-clear springs that attract visitors year-round, especially in the summer.
Right next to the springs is the Alviela Living Science Center, dedicated to the themes of water and karst, which attracts visitors of all ages—families, school groups, and tourists—year-round, helping to sustain demand outside the peak season.
The natural surroundings, part of the Serras de Aire e Candeeiros Natural Park, make this area an increasingly popular destination for nature tourism and leisure.
The location also benefits from its proximity to other tourist attractions in the region, such as the Mira de Aire Caves and the Shrine of Fátima—one of the world’s most visited pilgrimage destinations, with millions of visitors annually—which reinforces the potential for steady demand for lodging and dining in the area.
Good road access (proximity to the A1) makes it easy to reach from Lisbon, Porto, and Coimbra, making this area appealing for weekend getaways and local tourism as well.

Investor Summary
Factor Details
Gross Area 478 m², spread over 3 floors
Licensing Guesthouse, Restaurant, Retail and Services, Local Accommodation (already approved)
Dining Capacity Up to 166 seats (dining room and terrace on the ground floor, first floor, and balconies)
Accommodation Capacity 4 suites currently in operation; expandable to 8 if the first floor is converted (ceasing to operate as a restaurant)
Condition Fully equipped, ready to operate
Location Olhos de Água River Beach, Alcanena — next to the Alviela Science Center, the Mira de Aire Caves, and the Shrine of Fátima
Competitive Advantage Scale, multi-use zoning, and a location that are difficult to replicate in the region

For more information, to schedule a visit, or to request an investment proposal, please contact us.

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