Your role
You are the financier of the modular asset. KOHIHOT handles production, site placement, digital operations (check-in, PMS, cleaning) and ongoing reporting.
Site partners & investors wanted — 2026 pilot phase in Bavaria
Modular roadside hospitality
Modular roadside hospitality
for truck stops, fuel stations and B2B sites
KOHIHOT supplies prefabricated room modules for truck stops, fuel stations and B2B sites — including digital check-in, cleaning and operations. No construction capital for the site partner, no on-site hotel staff.
- 1–2 days
- installation time on a prepared site after approval and connection readiness
- 24/7
- staff-light operation with no reception desk
- Pilot 2026
- Bavaria test region — network scaling is the target after the pilot phase
Section 01
Site Partners
You already have traffic, parking and a shop, café, fuel station or charging point. KOHIHOT adds the missing layer — overnight accommodation, digital check-in and service revenue — without you having to build or hire staff.
Site lease
Fixed rent of €250–400 per module per month — independent of occupancy.
Share of accommodation revenue
Plus 5–8% of Net Accommodation Revenue.
Additional foot traffic
Module guests increase footfall at the shop, café, fuel station and EV charging point.
No hotel construction CAPEX
KOHIHOT covers production, installation and maintenance of the modules.
Zero reception desk
Digital check-in and smart-lock access — no dedicated on-site staff required.
01 / Partnership model
You provide the land — we provide the modules
The site partner provides a suitable area and access to utility connections. KOHIHOT produces, installs and maintains the modules — including cleaning coordination and digital guest check-in.
- Fixed rent: €250–400 per module per month.
- Plus a share of accommodation revenue: 5–8% of Net Accommodation Revenue.
- Growing footfall to the shop, café and fuel station thanks to module guests.
📄 Includes a PDF presentation (DE) — you'll receive the download link right after submitting the form.
€1,000–1,600fixed rent per month for a cluster of 4 modules
- Rent per module€250–400 / month
- Revenue share5–8% Net Revenue
- Site partner CAPEX€0
1–2 daysinstallation time once the site is ready for connection
- Break optionafter 12 mo. pilot phase if occupancy is below 45%
- Expansion rightwith occupancy above 60%
02 / Terms and contract protection
Flexible terms without long-term risk
The pilot operation starts with 1–2 modules. The contract provides clear exit and expansion terms, so the site partner does not carry the hotel investment and operating risk.
- Installation of pilot modules and go-live within 1–2 days after connection readiness.
- Regular reporting on occupancy and revenue.
- Break option after 12 months if occupancy remains below 45% despite marketing.
- Expansion right with sustained occupancy above 60%.
Section 02
Investors
You finance the modular asset — KOHIHOT handles production, site placement, digital operations and reporting.
Before capital payback
80–90% of NOI goes to you as the investor. The operator receives a management fee (7–10% of revenue) and a performance fee (10–15% of NOI) — aligned interests instead of a fixed fee.
After capital payback
Long-term profit sharing: 85–90% of NOI stays permanently with the investor, with ongoing reporting on occupancy, ADR and revenue.
Detailed payback scenarios, module CAPEX and volume discounts can be found in the Economics section.
Request the financial model📄 Includes a PDF presentation (DE) — you'll receive the download link right after submitting the form.
Product platform
One module platform — three revenue models
Every SMART-STOP 24/7 module is based on the same new-build steel-frame platform, but is configured to fit the site's needs: overnight stays for travelers, temporary B2B accommodation for installation crews, or office and service space.
We act as the brand owner and operator — manufacturing takes place at certified partner facilities in the EU, allowing production to scale without being tied to a single site.
Digital check-in
Smart-lock access by code or app — no reception desk and no on-site staff.
Modular speed
Industrially prefabricated room modules are assembled on prepared sites in 1–2 days.
Two fit-out tiers
Standard and Premium in the same format — flexible by budget and site.
New-build module platform. All modules considered in the investor return model are brand-new steel-frame room modules in the 7.25 × 3.00 × 2.80 m format, manufactured on certified partner production lines in the EU. Used or converted modules are not part of the investor product.
Module types
Three room types — for every travel situation
Each room type is available in Standard and Premium fit-out. Same module platform, different configuration for solo travelers, couples and families.
Single room
A compact room for solo travelers in a module with three separate rooms — each with its own entrance and its own bathroom.
Double room
Two single beds that can be pushed together into a double bed if needed — flexible for couples or two travelers who prefer to sleep separately.
Family room / triple room
Bunk-bed configuration: a double bed below, a single bed above. Ideal for families with a child or two colleagues sharing a room.
Floor plans
One module platform, different fit-outs
Every room type is based on the same 3.0 m deep module format with its own bathroom — only the interior layout differs.
Engineering and staff-light 24/7 operation
Base version and optional self-sufficiency packages
01
Base version
CEE power connection, water and sewage connection, internet, smart locks, PMS, remote monitoring and centrally coordinated cleaning — standard fit-out for connected sites.
02
Premium thermal insulation
The Premium wall construction (210–220 mm, of which 150 mm is basalt mineral wool) exceeds legal energy-efficiency requirements for small buildings.
03
Wastewater heat recovery
Reduces hot water costs by 30–45% — without pumps or additional electronics.
04
Self-sufficiency options
For sites with incomplete grid connection: water tanks, Starlink, PV system with battery storage, and shower water recycling systems (up to 80% reduction in consumption).
Service hub
More than a room — a service hub at the site
Every module cluster can be extended with service elements that increase guest dwell time and create additional revenue for the site partner.
Laundry
A washer with dryer in the module cluster — autonomy for truckers and installation crews on longer tours.
Vending
Vending machines right at the module cluster — an additional revenue stream with no staffing requirement.
Starlink / Wi-Fi hub
Stable internet connectivity for guests and the site — even where the grid connection is incomplete.
Lockers
Secure storage for equipment and luggage — relevant for installation crews and drivers.
Coffee / food partner
Local tie-in with the site partner's café or shop — more footfall for both sides.
Cleaning / service storage
Dedicated storage space for cleaning staff and technical maintenance within the module cluster.
Section 03
B2B Customers
Temporary B2B accommodation and workspace for installation crews, engineers and construction projects — faster and cheaper than booking hotel blocks or renting construction site cabins.
01 / Configurations
From living module to combined office
The same 7.25 × 3.00 × 2.80 m format is configured to fit each project's requirements — without changing the frame or installation logistics.
- B2B Crew / Dual Comfort — accommodation for crews and engineers.
- Office & Living (50/50) — 50% workspace, 50% living area: work and living in one module.
- Single-3 — compact single rooms with bathroom, ideal as driver accommodation.
- Optional: Laundry Hub for the module cluster.
📄 Includes a PDF presentation (DE) — you'll receive the download link right after submitting the form.
€2,500–4,000module rent per month depending on configuration
- Dual Comfort / B2B Crew€2,500–3,500 / month
- Office & Living (50/50)€2,800–4,000 / month
- Rental term12–36 months
1–2 daysinstallation and handover after site approval
- Step 1site and connection approval
- Step 2module configuration selection
- Step 3installation (1–2 days)
02 / How it works
Industrially prefabricated, not classic hotel construction
The modules are prefabricated at the factory and installed on prepared sites — this significantly shortens the time on site but does not replace review by the responsible building authority.
- Review of the site and available connections.
- Selection of configuration: B2B Crew, Office & Living, and a Laundry Hub if needed.
- Installation of the modules (1–2 days) and handover.
- Rental for 12–36 months including maintenance provided by us.
Approval / regulatory
Building-authority coordination built in from the start
The module format is designed from the outset for German building and energy regulations. Final classification is always determined on a site-specific basis by the responsible authority.
BayBO — building-authority coordination
Final building-code classification is determined on a site-specific basis by the local building authority. KOHIHOT provides a technical module and site package for this: floor plans, connection concept, fire-safety clearances, escape routes, energy concept and technical documentation.
GEG §104 — energy efficiency
The modules are designed to meet the requirements for small buildings and buildings assembled from room cells (Raumzellen). The exterior building components are sized and documented in line with the applicable U-values under the GEG.
BStättV — 30-bed threshold
The compact cluster format (up to 14 beds) is designed to stay below the Bavarian BStättV threshold for accommodation establishments with more than 30 guest beds. The specific assessment is always made on a site-specific basis.
Economics
Clear unit economics per module
Three scenarios instead of a single ROI show the model's sensitivity to occupancy and ADR — as well as volume discounts on module CAPEX.
01 / Module economics
13 to 42 months payback — depending on occupancy
Dual Comfort module: CAPEX ≈ €38,000 (production, fit-out, delivery and connection).
- Conservative: 50% occupancy, €75 ADR → 34–42 months payback.
- Base: 60–65% occupancy, €85–95 ADR → 17–24 months payback.
- Upside: 65–75% occupancy, €95–110 ADR → 13–17 months payback.
13–17months payback in the Upside scenario at 65–75% occupancy
- CAPEX per Dual Comfort module≈ €38,000
- Base scenario, ADR€85–95
- Base scenario, occupancy60–65%
80–90%of NOI goes to the investor until capital payback
- Operator management fee7–10% of revenue
- Operator performance fee10–15% of NOI
- After capital payback85–90% NOI to investor
02 / Profit distribution
Aligned management and performance model
KOHIHOT receives a lean management fee from Net Accommodation Revenue and a performance fee from NOI. This keeps the operator funded while linking the upside to the investor's profitability.
- The investor receives 80–90% of NOI until capital payback or the agreed preferred return is reached.
- After covering OPEX, the investor receives 85–90% of NOI.
- NOI is calculated after direct operating costs such as site lease, utilities, cleaning, laundry, PMS, payment fees, OTA commissions, maintenance reserve and insurance.
- Regular reporting on occupancy, ADR and revenue.
03 / Volume discounts
Module CAPEX drops with order volume
Tiered discounts on module CAPEX apply from an order of 10 modules.
- From 10 modules: −5.0% CAPEX.
- From 50 modules: −7.5% CAPEX.
- From 100 modules: −10.0% CAPEX.
5–8%discount on modules already from an order of 10 units
- From 10 modules−5.0% CAPEX
- From 50 modules−7.5% CAPEX
- From 100 modules−10.0% CAPEX
Roadmap
From pilot project to network
Three phases, each with milestones to test hypotheses before the next scaling step.
Phase plan
- Phase 1 — Proof of Concept: 2 modules, testing occupancy, ADR, cleaning, PMS and access.
- Phase 2 — expanding configurations and onboarding the first external sites.
- Phase 3 — Site Network: multiple sites in Bavaria, growing module count, long-term contracts, scaling as the target after a successful pilot phase.
Project status
2026: pilot phase in Bavaria — onboarding the first site partners, installing 1–2 pilot modules, testing occupancy and operations before scaling.
- Pilot regionBavaria — Regensburg, A3 / A9 / A93
- StatusPilot and site-partner onboarding 2026
FAQ
Frequently asked questions
Answers for site partners, investors and B2B customers — from revenue logic to building-authority coordination.
What is SMART-STOP 24/7?
SMART-STOP 24/7 is a modular overnight and service platform for truck stops, fuel stations and B2B sites along German motorway corridors. Each module cluster offers digital check-in without a reception desk and is configured by site for travelers, truck drivers or installation crews.
How does a site partner earn from SMART-STOP 24/7?
The site partner provides the land in exchange for a site lease and additionally receives 5–8% of Net Accommodation Revenue. No construction capital and no dedicated hotel staff are required — KOHIHOT handles installation, digital operations and cleaning coordination.
What returns can investors expect?
Payback per module ranges from 13 to 42 months depending on the scenario. Until capital payback, the investor receives 80–90% of NOI, thereafter 85–90%. The operator's compensation is tied to a management and performance fee — aligning interests across the full cycle.
How quickly is a module installed?
The industrially prefabricated room modules are typically assembled and connected on a prepared site within 1–2 days — without a lengthy on-site construction period.
Who manufactures the modules?
KOHIHOT acts as the brand owner and operator of the SMART-STOP 24/7 platform. Manufacturing takes place at certified partner facilities in the EU, which allows production to scale without being tied to a single manufacturing site.
Is on-site staff required?
No. Access is via smart lock using a code or app, with no reception desk. Cleaning and technical maintenance are coordinated centrally — keeping the staffing burden on the site partner to a minimum.
What building regulations are taken into account?
The module format is designed for German building and energy regulations (BayBO, GEG §104) and for operation below the Bavarian BStättV threshold for accommodation establishments with more than 30 guest beds. Final classification is always determined on a site-specific basis by the responsible building authority.
Which B2B use cases is SMART-STOP 24/7 suited for?
Besides classic overnight stays for travelers and truckers, the modules are suitable as temporary accommodation for installation crews as well as office or service space at logistics park and B2B sites.
Get in touch
Let's talk about your project
Select the appropriate inquiry type below — we'll get back to you with a calculation model, a module configuration or partnership terms, depending on your interest.
Email
info@kohihot.com
Website
kohihot.com