01
Projects away from the market
Kellersee and Bades Huk Phase II came through our network in northern Germany — not through brokers. Investing with us means seeing projects that are never listed.
← Development For investors
We build — and then we don't simply leave.
We build — and then we don't simply leave.
We stay in the property.
We are looking for partners for project developments in northern Germany — resorts as well as mixed-use schemes with boarding house, business and leisure. Family offices, institutional investors and club deals. What sets us apart from developers: once the building is finished, we take over operations.
Why Clavis
Six reasons to invest with us
We do not develop to sell and move on. Every project is set up so that we could run it ourselves — and that shapes every decision, from the site to the contract.
02
Planning permission settled first
We only go to market once the development plan and feasibility are in place. The largest development risk is removed before capital is committed.
03
An operating concept, not a hope value
Every project comes with a fully modelled operating concept — not a sales brochure, but the numbers we would run the property on ourselves.
04
We stay in the property
Clavis operates its own properties. Where we develop, we usually take on operations as well — our result depends on the same building as yours.
05
An operator agreement improves saleability
Institutional buyers and family offices prefer to acquire resorts with an established operator in place. Anyone selling later sells a running business — not a property for which an operator still has to be found.
06
The right brand for the size of the project
A brand partner does not pay off at every scale — ongoing brand fees are ultimately borne by the owners. We assess early whether a hotel brand, a design or lifestyle brand or a brand of the project's own suits the scheme, and support the negotiation.
Forms of participation
Two routes, depending on the project
Which structure fits depends on the project and on your requirements. Both are possible, including side by side.
Equity in the project company
A genuine shareholding in the property company.
- Participation in value growth and result
- Voting rights according to share
- Term until completion or beyond
- Full opportunities and full risk
Suitable for: Investors who want to participate entrepreneurially and stay in the property long term.
Subordinated loan / mezzanine
Fixed-interest capital, generally secured.
- Fixed interest, predictable return
- Security depending on project, e.g. land charge
- Defined term
- No shareholding
Suitable for: Investors who prefer a calculable return over an entrepreneurial stake.
The specific terms — amount, term, security, interest — are negotiated per project and investor and structured together with your tax and legal advisors.
Where you come in
The gap nobody closes
In resort developments the bank usually carries the largest share, often 55 to 70 percent. Depending on the location, public funding comes on top, and the developer contributes around 10 percent — with us that is standard, not a matter of negotiation. What is still missing differs from project to project. That is exactly where we are looking for you.
Example financing structures
70 %
5 %
10 %
15 %
Bank financing
First-ranking security, standard market terms.
Public funding
Grants and development loans from state, federal and EU programmes — depending on location and project.
Clavis itself
We go into the project with our own capital — otherwise our word would be worth nothing.
Your share
Equity or subordinated loan, depending on the project and your preference.
The actual structure differs from project to project. You receive the specific ratios of a project in the data room.
Own capital
We put our own capital into every project — otherwise our word would be worth nothing.
Market
The “two-hour home” — an open gap in the north
We develop professionally managed second homes within a two-hour radius of Hamburg — reachable on a Friday evening, without much effort of your own. The segment is growing fast internationally – in northern Europe it is practically unoccupied. The market for branded residences has more than doubled since 2019, yet a single project has been completed in northern Europe so far.
910branded residence projects worldwide, end of 2025
300+projects expected in Europe by 2032 — 141 today
65%of European projects will be in resort locations by 2032
1completed project in all of northern Europe
What makes a “two-hour home”
Not a holiday home for two weeks a year, but a second home used regularly: reachable on Friday evening, commutable on Monday morning. Maintenance, security and service are handled by a professional operator — owners lock up and leave.
Savills cites examples in England, Scotland and France and explicitly asks what about the rest of northern Europe. Germany does not appear in any country ranking. Whoever delivers the first project of this kind within reach of Hamburg sets the benchmark for all that follow.
Two hours from Hamburg
Ostholstein · Baltic coastapprox. 1:05 h
Malente · Holstein Switzerlandapprox. 1:10 h
Hohen Wieschendorf · Baltic Seaapprox. 1:40 h
Limit of the segment2:00 h
Sources: Savills, Branded Residences 2025/2026 (global) and Branded Residences — Europe 2026; Graham Associates, Branded Residences (3rd–5th edition). Driving times: approximate values by car from central Hamburg.
Mixed use
Not just tourism — mixed-use schemes
We do not develop tourism projects only. Often it is the mix that carries a scheme: boarding house, business and leisure under one roof spread occupancy across the week and the year, reduce dependence on the season and make a project more resilient — for operations, financing and investors.
Resort & hotel
Holiday resorts and hotels with their own operating concept — the core of our experience since 2009.
Boarding house & serviced apartments
Furnished temporary living for project teams, commuters and skilled workers — occupancy beyond the season.
Business
Conference, co-working and long-stay offers that bring business travellers during the week.
Leisure
Restaurants, spa, sport and recreation — offers used by guests and neighbours alike.
Residential
Residential and holiday homes that keep a quarter alive all year and help carry the operation.
Current
What we are working on
Operating since 2021
Mecklenburg-Western Pomerania
Holiday resort on the Baltic
Holiday resort on the Mecklenburg Baltic coast with marina and 18-hole golf course — developed, marketed and still operated by us today.
- Use
- Holiday resort
- Scale
- 77 apartments
- Operation
- by Clavis
Planning permission granted
Baltic coast · Mecklenburg
Second phase at the resort
Extension of a holiday resort we operate, on a Baltic Sea peninsula: plots for residential and holiday homes that extend the resort into a quarter that is alive all year round.
- Use
- Residential + holiday homes
- Scale
- around 90 plots
- Site
- around 7 hectares
Planning permission granted
Baltic coast · Mecklenburg
Boutique hotel at the golf course
Hotel with 100 rooms directly on an 18-hole golf course: timber building with a generous wellness area and indoor pool, integrated into the existing infrastructure of resort and marina.
- Use
- Hotel + wellness
- Scale
- 100 rooms
- Plot
- around 3.8 hectares
Planning permission in progress
Holstein Switzerland
Lake resort on the shore
Boutique resort directly on the lake: hotel and holiday apartments with our own operating concept. Development plan in procedure, feasibility study and operating concept completed.
- Use
- Hotel + holiday apartments
- Scale
- more than 100 units
- Operation
- by Clavis
In development
Mallorca · south-west
Gated resort community
Gated resort community in south-west Mallorca: duplex homes with private pool, garden and roof terrace, some 450 m from the beach.
- Use
- Residences
- Scale
- 31 units
- Site
- 5,671 m²
In development
Glückstadt · Schleswig-Holstein
Hotel on the Lower Elbe
Hotel project in Glückstadt: the site is under option, location review and operating concept are being prepared.
- Use
- Hotel
- Stage
- Concept
This overview is for initial orientation only. Information on capital requirements, expected returns and financial performance is provided exclusively after legitimation and a signed non-disclosure agreement.
The route
From enquiry to participation
Five clearly separated steps. You see figures from step three onwards — after a signed non-disclosure agreement.
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01
Initial conversation
We clarify which type of project suits you — scale, time horizon, form of participation. Without obligation.
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02
Non-disclosure agreement
Before any figures are shared, we sign an NDA. This protects both sides.
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03
Access to the data room
You receive personal access to the business case, feasibility study, planning permission, operating concept and contracts.
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04
Due diligence
You review — with your advisors. We provide documents, answer questions and arrange site visits.
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05
Structure and contract
We structure the participation together with your tax and legal advisors and close.
Evidence
View track record →
Check our history
37 projects in 15 countries since 2009 — each documented with location, period and documents. Not a selection, but the complete list.
33projects developed
and marketed
and marketed
2009in the market,
from Hamburg
from Hamburg
What you should know
This is part of it too
Anyone who talks about opportunities must also talk about risks. We discuss these points in every initial conversation — here they are in advance.
Project development is entrepreneurial risk
A participation can lead to the complete loss of the capital invested. This is not a savings deposit and not a guaranteed product.
Timelines shift
Approval procedures, objections and construction sequences can be delayed. This shifts returns and can change the economics.
Construction costs and interest rates move
Cost increases and changed financing terms have a direct effect on the result. We calculate with buffers, but we cannot rule them out.
Operations are not a guarantee
Even a fully modelled operating concept is a forecast. Occupancy and rates depend on market, weather and competition.
Participations are not available at short notice
There is no regulated secondary market. Plan with the agreed term, not with an early exit.
Access
Let's talk about figures.
Tell us what you are looking for. We will come back to you within two working days for an initial conversation.
- Personal data room access after NDA
- Business case, feasibility, planning permission, operating concept
- Support through due diligence, including with your advisors
- Site visits on request
Note: The content of this page serves exclusively to provide general information about the activities of Clavis International GmbH and to initiate conversations. It constitutes neither a public offer nor an invitation to subscribe for or acquire securities or investments, and does not replace investment advice. Specific information on individual projects is provided exclusively on an individual basis and after legitimation.