Financial indicators and operational valuation (updated)
The revenue estimate is based on the average room price of Hotel xxxxxx (180 EUR/night, 70% occupancy):

Key input parameters
Number of rooms: xxx
Total gross floor area (GFA): 17,752 m²
Average daily rate per room (ADR): 180 EUR
Annual average occupancy: 70%
Number of days per year: 365

Formulas and calculation
Annual room revenue:
Annual revenue = xxx × 180 EUR × 0.7 × 365 = 9,943,320 EUR
EBITDA (30% of revenue): 2,983,000 EUR
Net profit (15% of revenue): 1,491,498 EUR

Interpretation
With an average ADR of 180 EUR and xxx rooms on the same floor area, Hotel xxxxxxx generates almost 10 million EUR annually just from rooms.
EBITDA and net profit are at the level of the best examples in Croatian hospitality for this segment.
ROI (4.7–6.2%) now follows better market practices for this size and type of investment, naturally assuming maintenance of premium service and attractiveness.
This room count to floor area ratio carries a risk of somewhat lower perceived room luxury but allows strong revenue diversification.
These calculations realistically reflect market expectations and performance for Hotel xxxxxx (216 rooms, GFA 17,752 m², ADR 180 EUR) in the Dubrovnik area, assuming standard occupancy and hotel margins.
The average price data is based on current market analyses and publicly available sources for Hotel xxxxxx Dubrovnik.