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Gillesberger occupancy cost
| Item | Current input |
|---|---|
| Net base rent | €2,975/month plus VAT |
| Other charges, snow clearing and waste | About €350/month; estimate from landlord discussion |
| Known occupancy subtotal | About €3,325/month or €39,900/year, excluding VAT, utilities and unresolved items |
Still missing: HVAC installation and energy, insurance, alarm/monitoring, internet, repairs and inspections.
Working assumption: six months without base rent. This would be worth €17,850 net. A nine-month opening programme would then incur about €8,925 net base rent before opening, plus about €3,150 of other charges and all utilities. The concession is not agreed.
Investment and cash model
| Item | Current decision |
|---|---|
| Target capital | €200,000 all-in; approximately €250,000 is available only if required |
| Funding | Equity contribution to a VAT-registered GmbH; no repayment |
| Opening target | Within nine months of lease commencement |
| Included | Deposit, approvals, construction, targeted HVAC, shared areas, three rooms, launch marketing, contingency and working capital |
| Break-even definition | Recurring cash costs covered before founder pay, corporation tax and recovery of the initial capital |
The €200,000 plan must carry the three-room venue to operating break-even. Recoverable input VAT is not a permanent cost, but the cash plan must allow for refund timing.
Spend first on approvals, HVAC, partitions, electrical/fire requirements and safe elevated structures. The founders will self-build scenery, puzzles, electronics and control software. Furniture, antiques, props and themed materials can be sourced through auctions and insolvency sales; no saving is counted until an item is acquired. Safety-critical work and load-bearing structures remain professional work.
A full allocation and working-capital requirement still need HVAC, electrical/fire and approval quotes plus a three-room demand model.
First build-cost reserve
Planning snapshot — 12 August 2026. Net amounts, not quotes. These allowances cover the three game rooms and approximately 35–40 m² of reception/waiting area. They are deliberately broad until one scaled approval layout and contractor scope exist.
| Package | Initial reserve | Included at this stage |
|---|---|---|
| Drywall and room-forming | €30,000–€55,000 net | Partitions, limited ceilings, acoustic/fire-rated build-ups and doors; mix of professional work and safe owner work |
| Heating, cooling and fresh air | €40,000–€65,000 net | Zoned heating/cooling, heat-recovery ventilation, ducts, silencers, controls, penetrations, electrical connection, design and commissioning |
| Combined reserve | €70,000–€120,000 net | Early feasibility range before comparable quotes |
The drywall allowance is consistent with broad Austrian 2026 guide prices of roughly €40–€80/m² for simple walls, €50–€104/m² for double-stud walls and €42–€95/m² for suspended ceilings (Daibau cost guide). The project mix may cost more because escape-room partitions can need certified fire, acoustic, door and penetration details.
Residential multi-split examples are only a lower-bound comparison: current Austrian guides put a five-room system around €8,000–€13,000 gross, before a commercial fresh-air system (Aroundhome cost guide). Manufacturer pricing for heat-recovery units in the required order of magnitude is already around €10,000–€12,500 before ducts, installation and controls (Pichler Austria 2025 price list). The €40,000–€65,000 allowance therefore covers a complete commercial package rather than air-conditioning units alone.
The combined reserve leaves approximately €80,000–€130,000 of the €200,000 target for the deposit, approvals, electrical/fire work, room builds, guest area, marketing, contingency and working capital. It excludes any accessible-WC conversion and substantial elevated steel/platform structures. Those items must be added after the authority and structural review.
Immediate quote inputs: scaled layout, occupancy of 20 guests plus staff, room heat loads, operating hours, acoustic limits, outdoor-unit position, duct/penetration routes, required fire ratings and clear separation of owner-supplied work.
Pricing benchmark
Snapshot — 12 August 2026. Own prices are not yet selected.
| Vorchdorf product | 2 players | 3 players | 4 players | 5 players | 6 players |
|---|---|---|---|---|---|
| Standard 60-minute room | €74 | €93 | €108 | €120 | €132 |
| Premium 100-minute room | €165 | €165 | €184 | €220 | €252 |
The current direction is to align the two 60-minute rooms with the regional market and charge a premium for the 90-minute flagship. Exact prices require the finished product and cost model. Source: Escape-House Vorchdorf booking calendar.
Operator benchmarks
Snapshot — 6 August 2026. Balance-sheet benchmarks, not project forecasts.
| Operator | Evidence retained | Planning lesson |
|---|---|---|
| Escape-House, Vorchdorf | Opened with three rooms in 2017. Launch fixed-asset additions were about €270,900 and the first-period loss was about €41,500. The 2024 balance sheet showed €485,300 cash and €388,100 equity; the approximately €110,400 current result was calculated from disclosed balance-profit figures. | Strong regional success case, but capital-heavy rather than a lean-startup benchmark. |
| Kaiser Escape, Micheldorf | Opened with two rooms in 2021 and now offers four indoor rooms plus outdoor games. The 2024 balance sheet showed approximately –€10,500 equity and €184,100 liabilities. | More rooms do not, by themselves, prove profitability or financial resilience. |
- Current plan: Open with three differentiated rooms, operate booking-led and founder-led, and preserve working capital inside the €200,000 target.
The complete Austrian operator financial screen retains the 10 August 2026 research for all 44 identified entities: 19 provisional financial ratings and 25 explicitly marked not rateable from public accounts.