Project Financial Summary
Dong Nai Sportkation Estate
Hospitality & Sports Infrastructure · SME Startup · Dong Nai Province, Mekong Delta
💵 All amounts in VND · USD equivalents at 25,500 VND/USD (Q1 2026)
Total CAPEX
6B VND
Loan (70%)
4.2B VND
Gross Rev. Target
228.4M/mo
Net Cash Flow (avg)
+94.4M/mo
Investment Progress
Funding Status
1.3B VND
Target: 6.0B VND
4
Investors
90
Days Left
200M
Min. Investment
Section 1
Capital Expenditure (CAPEX) Breakdown
All-in development cost capped at 6,000,000,000 VND. Line items below reflect current Mekong Delta contractor and materials pricing (Q1 2026). Starting with 8 cabins to host up to 16 guests simultaneously.
Land Acquisition
6,000 m², Dong Nai Province
4800M
53.3%
Main Villa
200m² reception, owner quarters, lounge & admin
700M
7.8%
Guest Cabins (×8)
Modular flat-roof, 40m² each, private terrace & A/C — hosts 16 guests
1600M
17.8%
Pickleball Courts (×2)
Professional surface, LED night lighting, fencing
350M
3.9%
Swimming Pool
8×4m lap pool, filtration system, poolside decking
500M
5.6%
Sauna & BBQ Pavilion
Finnish barrel sauna + covered outdoor BBQ social area
250M
2.8%
Landscaping & Orchard
Tropical gardens, fruit trees, pathways, lighting
250M
2.8%
Utilities & Infrastructure
Electrical grid connection, water system, septic, Wi-Fi
250M
2.8%
Pre-opening & Contingency
FF&E, permits, initial marketing, 5% contingency buffer
300M
3.3%
Total CAPEX
6,000,000,000
≈ $353K
VND
Section 2
Financing Structure
Sportkation Dong Nai is funded through a Founders Fund (33%) and a private "Love Money" round (67%). The Love Money is repaid at 6% annual interest over 60 months (5 years), with a 5-month grace period after opening.
Founders Fund
33%
3.000.000.000 VND
≈ $118K
Love Money Round
67%
6.000.000.000 VND
≈ $235K
≈ $4.5K
≈ $273K
Section 3
Revenue Model
Core Revenue
16 bookings × 4,200,000 VND
≈ $2.6K
18 bookings × 2,900,000 VND
≈ $2.0K
14 guests × 3,500,000 VND (full-estate exclusive)
≈ $1.9K
2 couples × 6,500,000 + walk-in stays
≈ $980
≈ $7.6K
Additional Packages & Upsells
Extra Revenue20 guests × 600,000 VND / day
≈ $471
8 sessions × 2 hrs × 500,000 VND
≈ $314
2 events × 3,500,000 VND flat fee
≈ $275
10 players × 800,000 VND
≈ $314
≈ $1.4K
Total Monthly Gross Revenue
228,400,000
≈ $9.0K
VND / month (at stabilised occupancy)
Section 4
Monthly Sales Assumptions
Detailed breakdown of a typical stabilised month. Based on 8 cabins (2 guests/cabin, 16 max), 2 professional courts, and the actual consumer packages listed on sportkation.com.
8
Private Cabins
2
Pro Courts
30%
Avg. Occupancy
Package Sales (Core Revenue)
| Package | Guests | Nights | Cabins | Revenue |
|---|---|---|---|---|
| Sportkation Classic (Week 1) | 10 guests | 3 | 5 | 42.000.000 VND |
| Sportkation Classic (Week 4) | 6 guests | 3 | 3 | 25.200.000 VND |
| Weekend Getaway (Week 2) | 12 guests | 2 | 6 | 34.800.000 VND |
| Weekend Getaway (Week 4) | 6 guests | 2 | 3 | 17.400.000 VND |
| Group Retreat (Week 3, exclusive) | 14 guests | 2 | 7 | 49.000.000 VND |
| Couples Retreat | 2 couples | 2 | 2 | 13.000.000 VND |
| Weekday Stays (walk-in / short) | ~12 guests | 1-2 | 2-4 | 12.000.000 VND |
| Core Package Revenue | 193.400.000 VND | |||
Add-ons & Options Revenue
| Add-on / Option | Assumption | Revenue |
|---|---|---|
| Open Bar — Beers & Drinks | 20 guests × 600,000 VND / day | 12.000.000 VND |
| Pro Coaching Sessions | 8 sessions × 2 hrs × 500,000 VND | 8.000.000 VND |
| Birthday / Event Package | 2 events × 3,500,000 VND flat fee | 7.000.000 VND |
| Tournament Gift Package | 10 players × 800,000 VND | 8.000.000 VND |
| Total Add-on Revenue | 35.000.000 VND | |
Total Monthly Revenue (Stabilised)
228.400.000 VND
≈ $9.0K
30% occupancy — 72 cabin-nights used of 240 available. Weekend-heavy model with ~75% weekend, ~10% weekday occupancy.
Section 5
12-Month Revenue Projection
12-Month Revenue Projection
Realistic ramp-up as marketing and referral network build
Month 1 (Launch)
71M VND
≈ $2.8K
~30% capacity
Month 3
109M VND
≈ $4.3K
Word of mouth
Month 6
163M VND
≈ $6.4K
Marketing effect
Month 12
228M VND
≈ $8.9K
Stabilised
Section 6
Monthly Operating Costs Detail
Line-by-line breakdown of all recurring monthly expenses. Salaries reflect Dong Nai Province rates (Q1 2026). All amounts in VND.
Staff & Labor
20.000.000 VND
Marketing & Digital
10.000.000 VND
Maintenance & Utilities
14.000.000 VND
F&B Cost of Goods
14.000.000 VND
Add-on & Event Costs
13.000.000 VND
Admin / Insurance / Misc
7.000.000 VND
Total Monthly OPEX
78.000.000 VND
≈ $3.1K
% of Gross Revenue
34.2%
Section 7
Operating Expenses & Profitability
Operating Expenses (OPEX) — Explicit Breakdown
≈ $784
≈ $392
≈ $549
≈ $549
≈ $510
≈ $275
≈ $3.1K
≈ $9.0K
≈ −$3.1K
≈ $5.9K
6% annual, 60 monthly instalments starting Month 6
≈ −$4.5K
≈ +$5.9K
≈ +$1.3K
Ramp-Up & Repayment Note
Revenue ramps from ~71M (Month 1, ~30% capacity) to stabilised 228M by Month 12. The project crosses the OPEX breakeven line (~78M) around Month 3. Love Money repayment of ~116M/month begins at Month 6 over 5 years. The 5-month grace period allows the business to build momentum first.
Section 8
2026 Legal & Tax Incentives — "The Pitch Winner"
Three major 2026 Vietnamese policy shifts directly benefit this project:
CIT Exemption — Decree 20/2026/ND-CP
As a newly registered SME, the project qualifies for a 3-year Corporate Income Tax exemption, followed by a 50% reduction for the next 4 years. This preserves ~94M VND/month for reinvestment during scale-up.
Land Conversion Discount
Under the 2026 Land Law amendments, converting garden/pond land to residential requires only 30% of the price difference payment, significantly lowering future expansion costs.
Construction Permit Exemption
Structures under 7 stories in rural/developing zones qualify for the 2026 permit exemption for low-rise cabins, accelerating build time by 4–6 months.
Section 9
Risk Mitigation
Interest Rate Resilience
With 70% debt at 12% and a NOI of 150.4M/month, the project remains cash-flow positive even if rates spike to 18% (debt service would rise to ~91M vs. NOI of 150.4M).
Conservative Ramp-Up
The model assumes a 5-month ramp-up to breakeven (~134M), starting at only 30% capacity in Month 1. This provides a realistic safety margin rather than assuming full occupancy from day one.
Land Asset Appreciation
The 6,000 m² Dong Nai land is an appreciating hedge. Dong Nai land prices are trending +8–12% annually in 2026 due to HCMC-adjacent infrastructure and the Long Thanh airport project. Exit value grows independently of operations.
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