Phase 10 · Internal — management only

Tanay Development Command Center

PRELIMINARY ASSUMPTION — not a quotation, bid, contract price or forecast. Figures are replaced only by a priced BOQ and signed contractor bids.

Owner screen

Maharlika Tanay · Phase 1 · 2 villas.

Total approved capital

₱34,150,000

Committed

₱7,248,000

Spent

₱6,847,500

Contingency remaining

₱965,000

Working capital

₱1,800,000

Runway

2.4 months

Monthly position

Monthly revenueMonthly contributionOperating costReservesPayablesUnrestricted operating cash

Cash after obligations

−₱115,000

Break-even status

OPERATING BREAK-EVEN

○ Below break-even
● Operating break-even
○ Full obligation coverage
○ Sustainable profit

Working capital runway

RED2.4 months

Below minimum runway. Freeze discretionary capital, protect payroll and reserves, escalate immediately.

Unrestricted operating cash ÷ average monthly cash operating requirement (₱755,000).

Red below (months)Green above (months)

Capital plan

Nineteen line items. Three scenarios.

Approved Maharlika Open Living specification. Planning default for Tanay Phase 1.

Line item	Group	Gate	Lean	Base	Premium	Approved (editable)
Land cost / lease Lease capitalised at present value if not purchased.	Land & design	dd	₱4,500,000	₱6,000,000	₱7,500,000
Design	Land & design	design	₱550,000	₱850,000	₱1,250,000
Construction Two Open Living villas, shell to finishes.	Build	construction	₱9,600,000	₱12,400,000	₱15,800,000
Pools	Build	construction	₱1,100,000	₱1,600,000	₱2,300,000
FF&E	Fit-out	ffe	₱1,350,000	₱1,900,000	₱2,800,000
Sofa beds Premium sofa beds supporting the Extended capacity tier.	Fit-out	ffe	₱260,000	₱380,000	₱520,000
Appliances	Fit-out	ffe	₱480,000	₱680,000	₱950,000
Site works	Site & systems	construction	₱900,000	₱1,300,000	₱1,900,000
Landscaping	Site & systems	construction	₱420,000	₱720,000	₱1,250,000
Utilities Power, water source, septic and drainage capacity.	Site & systems	construction	₱750,000	₱1,050,000	₱1,450,000
Parking	Site & systems	construction	₱260,000	₱400,000	₱620,000
Security	Site & systems	construction	₱320,000	₱480,000	₱720,000
Technology Connectivity, locks, cameras, property management systems.	Site & systems	ffe	₱280,000	₱430,000	₱720,000
Professional fees	Soft costs	design	₱380,000	₱560,000	₱820,000
Permits	Soft costs	permits	₱320,000	₱480,000	₱640,000
Pre-opening Hiring, training, dry-run stays, supplies.	Launch & buffer	preopening	₱420,000	₱620,000	₱900,000
Marketing	Launch & buffer	opening	₱450,000	₱750,000	₱1,200,000
Working capital Unrestricted operating cash at opening. Never spent on construction.	Launch & buffer	opening	₱1,200,000	₱1,800,000	₱2,400,000
Contingency Released only against approved change orders.	Launch & buffer	construction	₱1,100,000	₱1,750,000	₱2,600,000
Total approved capital						₱34,150,000

Development budget excluding contingency and working capital: ₱30,600,000. Contingency: ₱1,750,000. PRELIMINARY ASSUMPTION — not a quotation, bid, contract price or forecast. Figures are replaced only by a priced BOQ and signed contractor bids.

Capital gates

Capital moves one gate at a time.

Gate	Status	Budget	Committed	Paid	Remaining	Variance
Site due diligence Title, zoning, access, water, geotech and flood review documented.	APPROVED	₱6,000,000	₱6,000,000	₱6,000,000	₱0	₱0
Design approval Signed architectural and MEP set matching the approved Open Living villa.	IN PROGRESS	₱1,410,000	₱1,128,000	₱775,500	₱634,500	₱282,000
BOQ Quantity-surveyed bill of quantities. Assumptions become numbers here.	IN PROGRESS	₱0	₱0	₱0	₱0	₱0
Contractor bids Minimum three comparable signed bids against the same BOQ.	NOT STARTED	₱0	₱0	₱0	₱0	₱0
Permits Barangay, municipal, building, environmental and occupancy pathway cleared.	IN PROGRESS	₱480,000	₱120,000	₱72,000	₱408,000	₱360,000
Construction Signed contract, insurance, retention terms and milestone schedule in force.	NOT STARTED	₱19,700,000	₱0	₱0	₱19,700,000	₱19,700,000
FF&E Purchase list locked, deposits only against confirmed delivery dates.	NOT STARTED	₱3,390,000	₱0	₱0	₱3,390,000	₱3,390,000
Pre-opening Team hired, trained, dry-run stays completed and signed off.	NOT STARTED	₱620,000	₱0	₱0	₱620,000	₱620,000
Opening Occupancy permit, insurance, rate card and booking systems live.	NOT STARTED	₱2,550,000	₱0	₱0	₱2,550,000	₱2,550,000

Construction drawdown

Milestones release money. Calendars do not.

Payment is never released because a date arrived. Each release requires a documented, inspected and signed milestone approval, retention withheld until the snag list is cleared.

Main works contractor

Two Open Living villas — structure, envelope, finishes

Original contract: ₱12,400,000
+ Approved change orders: ₱690,000
= Revised contract: ₱13,090,000
Mobilization: ₱1,963,500
Approved milestone value: ₱5,236,000
Retention held: ₱523,600
Paid to date: ₱6,675,900
Balance: ₱6,414,100

Pending change orders awaiting approval: ₱340,000

Milestones

✓ Foundation complete · 20.0%Engineer certificate + geotag photosReleased
✓ Structure topped out · 20.0%Site inspection report signedReleased
○ Roof and envelope closed · 20.0%Pending inspectionWithheld
○ Finishes complete · 15.0%PendingWithheld
○ Snag list cleared · 10.0%PendingWithheld

Pool contractor

Two private pools, filtration and decking

Original contract: ₱1,600,000
+ Approved change orders: ₱95,000
= Revised contract: ₱1,695,000
Mobilization: ₱339,000
Approved milestone value: ₱678,000
Retention held: ₱67,800
Paid to date: ₱949,200
Balance: ₱745,800

Milestones

✓ Excavation and shell · 40.0%Shell pressure test passedReleased
○ Tiling and plant room · 30.0%PendingWithheld
○ Commissioning · 20.0%PendingWithheld

MEP contractor

Power, water, septic, connectivity

Original contract: ₱1,900,000
+ Approved change orders: ₱0
= Revised contract: ₱1,900,000
Mobilization: ₱285,000
Approved milestone value: ₱665,000
Retention held: ₱66,500
Paid to date: ₱883,500
Balance: ₱1,016,500

Milestones

✓ Rough-in complete · 35.0%Rough-in inspection signedReleased
○ Fixtures installed · 35.0%PendingWithheld
○ Testing and commissioning · 20.0%PendingWithheld

Change order alert · OK

₱15,900,000 + ₱785,000 = ₱16,685,000

Configured contingency

₱1,750,000

Contingency used

₱785,000

Contingency remaining

₱965,000

If pending approved

₱625,000

Change orders remain inside the configured contingency.

Break-even levels & bookings required

Four levels. One honest answer per level.

VillasFixed operating / monthReserves / monthPayables / monthRetained profit targetDay contributionNight contributionRoyal contribution

Mix · DayMix · NightMix · Royal

Blended contribution per booking: ₱14,090. Recommended mixed scenario protects Royal Stay as the primary product, uses Night Escapes to fill mid-week, and treats Day Escapes as incremental contribution — never as a discount channel.

Level	Monthly requirement	Royal-only	Night-only	Day-only	Recommended mix	Villa-days / villa
Level 1 — Operating break-even	₱520,000	30	42	54	3710 day · 12 night · 17 royal	18.5
Level 2 — Operating + reserves	₱615,000	35	50	63	4411 day · 14 night · 20 royal	21.8
Level 3 — Operating + reserves + payables	₱755,000	43	61	78	5414 day · 17 night · 25 royal	26.8
Level 4 — Sustainable retained profit	₱955,000	55	78	98	6817 day · 21 night · 31 royal	33.9

12-month ramp model

Launch. Validation. Stabilization.

LAUNCH

Months 1–3

Prove the product works: service, cleanliness, guest experience, first reviews.

VALIDATION

Months 4–6

Prove demand repeats without discounting. Royal conversion and forward bookings build.

STABILIZATION

Months 7–12

Prove economics: contribution per villa-day, reserve funding, payables covered.

Month	Phase	Plan bookings	Variance
Month 1	LAUNCH	18	-3
Month 2	LAUNCH	24	-1
Month 3	LAUNCH	30	-3
Month 4	VALIDATION	34	+1
Month 5	VALIDATION	38	-2
Month 6	VALIDATION	40	—
Month 7	STABILIZATION	42	—
Month 8	STABILIZATION	44	—
Month 9	STABILIZATION	44	—
Month 10	STABILIZATION	46	—
Month 11	STABILIZATION	46	—
Month 12	STABILIZATION	48	—

Stress test

What breaks Tanay?

Monthly revenueMonthly contributionMonthly operating cashUnrestricted cashConstruction budget

Scenario A — Revenue −20%

GREEN

Demand softens or rate discipline slips.

Cash required: ₱48,000
Runway: 225.0 months
Break-even: Below operating break-even by ₱8,000 per month
Capital shortfall: ₱0

Scenario B — Operating costs +20%

GREEN

Payroll, utilities and supplies inflate.

Cash required: ₱0
Runway: 19.2 months
Break-even: Still above operating break-even
Capital shortfall: ₱0

Scenario C — Construction +15%

RED

Materials, change orders or rework.

Cash required: ₱2,100,000
Runway: 0.0 months
Break-even: Still above operating break-even
Capital shortfall: ₱300,000

Scenario D — Opening delayed 3 months

YELLOW

Permits, weather or contractor slippage.

Cash required: ₱1,560,000
Runway: 3.1 months
Break-even: Still above operating break-even
Capital shortfall: ₱0

Scenario E — Combined

RED

Revenue −20% + costs +20% + 3-month delay.

Cash required: ₱2,544,000
Runway: 0.0 months
Break-even: Below operating break-even by ₱112,000 per month
Capital shortfall: ₱744,000

Expansion gate · Villas 3–4

Outcome: STOP

Expansion is stopped. Fix the failing fundamentals in the current villas first.

Criterion	Current	Threshold	Weight	Result
6-month operating cash flow	₱2,400,000	≥ ₱2,000,000 positive	20	PASS
Reserve coverage	4.2 months	≥ 6 months	15	FAIL
Payables current	Current	No overdue balances	15	PASS
Guest rating	4.70	≥ 4.7	10	PASS
Royal Stay conversion	52.0%	≥ 55%	10	FAIL
Forward bookings (60 days)	41.0%	≥ 45% of villa-days	10	FAIL
Maintenance backlog	6 open items	≤ 5 open items	10	FAIL
Contribution per villa-day	₱11,400	≥ ₱12,000	10	FAIL
Weighted score				45/100

Final rule

Do not build the next villas because we have capital.

Build them when customers have proven demand,

the first villas have proven economics,

operations have proven quality,

and Maharlika has the cash and reserves to expand responsibly.

Tanay is the proof-of-concept property. Prove Tanay. Then replicate.

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