Kora Nivaria Beach: a consolidated asset with annual returns exceeding 9% in 2025
Kora Nivaria Beach, the complex located in Tenerife that follows the Basque company’s “Beach” line, has established itself as one of the strongest assets in Kategora’s portfolio. Its track record is particularly noteworthy considering that the complex opened its doors in 2020, at the height of the COVID-19 pandemic—one of the most challenging periods for the global tourism sector.
Operational stability and sustained demand over time
Five years later, Kora Nivaria Beach has established itself as a benchmark within the vacation segment, reaching in 2025 a level of operational maturity reflected in results that have exceeded 10% annual returns for its investors. One of the clearest indicators of this consolidation is the evolution of its average annual occupancy, which has remained at very high levels since its early years of operation:
This strength is directly linked to the Kora Living model, which combines vacation stays with mid-term stays, broadening the customer base and reducing dependence on the traditional seasonality of tourism.
The asset’s commercial strategy has been another key factor in its performance. In 2025, 55% of Kora Nivaria Beach’s bookings were made through Kora Living, a figure that underscores Kategora’s hotel brand’s ability to generate demand without relying exclusively on intermediaries. This approach enables:
- Reduced intermediary costs.
- Greater control over the commercial strategy.
- Stronger direct relationships with customers.
- Improved customer loyalty.
At the same time, the asset has recorded an 18% increase in RevPAR between 2023 and 2025, reflecting efficient pricing and distribution management, as well as continuous optimization of its commercial positioning.
Online reputation: a key intangible asset
Guest satisfaction is also reflected in outstanding online reputation levels. In 2025, Kora Nivaria Beach achieved a rating of 9.2 on Booking and 4.8 out of 5 on Google. This recognition not only strengthens the asset’s visibility across digital platforms, but also has a direct impact on conversion rates, customer repeatability, and the ability to sustain competitive pricing.
Connection with the environment and social commitment as differentiating factors
During 2025, the complex continued to evolve its value proposition with the consolidation of the Magma Lounge, a space that brings together a large part of the resort’s activities and experiences, reinforcing community building and providing a clear point of differentiation from more traditional accommodations. In addition, Kora Nivaria Beach has maintained a strong commitment to the local environment, developing initiatives that generate a positive impact both socially and environmentally. Among them are:
- Various coastal clean-up initiatives involving both guests and staff.
- Collaboration with the Fernando Da Silva Foundation, organizing activities for pediatric oncology patients and their families.
Overall, Kora Nivaria Beach exemplifies how an asset born in one of the most challenging moments for the sector has evolved into a consolidated, profitable, and resilient model that also delivers purpose-driven experiences.
Kora Green City: from a pioneering project to delivering returns 50% above expectations
Kora Green City, Kategora’s first ‘Flex’ concept complex located in Vitoria-Gasteiz, has exceeded all forecasts in its third year of operation. Opened in 2022, the asset was conceived as an innovative proposal within the Spanish market and has also become the largest Passivhaus-certified hotel building in Europe in terms of capacity. Three years after opening, its results have far surpassed expectations.
In 2025, the asset achieved a net annual return above 9%, approximately 50% higher than initially projected at the time of investment. This performance is underpinned by very strong operational progress, particularly reflected in the sustained growth in occupancy since launch. In the latest financial year, Kora Green City reached a 95% average annual occupancy rate, approaching full occupancy levels and confirming the existence of structural demand for flexible accommodation that combines short- and mid-term stays in well-connected urban environments.
This evolution responds to a clear market trend: the growing number of profiles seeking more flexible accommodation solutions—from relocating professionals to digital nomads—who find in Kora Living a distinctive alternative to traditional offerings. At the same time, the growth of the direct channel has been a key driver of improved profitability. In 2025, 78% of bookings were made through direct channels, representing an increase of 18 percentage points compared to 2024.
In parallel, the asset has recorded a 30% increase in RevPAR between 2023 and 2025, demonstrating efficient management of both pricing and demand.
Reputation and market positioning
The quality of the complex and the guest experience are reflected in the high levels of satisfaction recorded across digital platforms. In 2025, Kora Green City achieved a rating of 9.1 on Booking and 4.7 out of 5 on Google, consolidating its position as one of the top-rated accommodations in its category.
A benchmark in sustainability and urban activation
Kora Green City is also a clear example of sustainability, standing out as one of the most efficient accommodations in the world. The complex is Passivhaus-certified and uses renewable energy sources such as aerothermal, geothermal, and solar energy—the latter generated through 140 m² of photovoltaic panels installed on its roof—allowing up to 98% of the energy consumed to be clean. Thanks to this approach, the asset achieves energy consumption levels between 60% and 74% lower than those of a conventional hotel. In addition, in 2025 the complex strengthened its positioning through:
- Joining the Vitoria-Gasteiz Climate Agreement.
- Obtaining Biosphere certification.
In this way, sustainability is consolidated not only as a brand value, but as a strategic pillar of the business model.
Furthermore, the asset has positioned itself as a dynamic force within the city, thanks to its connection with some of Vitoria-Gasteiz’s main cultural and sporting events, such as Ironman—of which it has been the official accommodation for the third consecutive year—Poetas en Mayo, and Ardoaraba.
In line with its commitment to experience and community building, Kora Green City entered a new phase of development in 2025 with the direct management of The Kantine. This space, which holds strong potential, is being redefined as a distinctive element within the complex through new equipment, a renewed gastronomic and social offering, and greater integration into the overall guest experience.
New Kora Living complexes: expansion and consistency of the model from launch
Between the end of 2025 and the beginning of 2026, Kategora has added four new complexes to its portfolio, all operating under the management of its hotel brand, Kora Living. The initial performance indicators of these assets demonstrate Kategora’s ability to replicate its operating model to high standards from day one, maintaining consistency in design, experience, and management.
One of the most revealing factors in the early stage of any asset is its positioning on digital platforms. In this regard, the new complexes have achieved particularly strong ratings in a short period of time:
- Kora Kiliki (Pamplona): 9,4 on Booking | 4,8 on Google
- Kora Tigot (Tenerife): 9,3 on Booking | 4,8 on Google
- Kora Lluna (Valencia): 8,8 on Booking | on en Google
- Kora Olea (Málaga – marketed as Kategora Oceanika): 9,4 on Booking | 4,9 on Google
These figures reflect not only high levels of guest satisfaction from the very early stages of operation, but also Kora Living’s ability to efficiently implement its standards of service, experience, and management across different markets and asset typologies.
Operational consistency: the real differentiator
Beyond the initial indicators, what truly defines the success of these assets is consistency in execution. From project design to guest experience, including commercial strategy and operational management, all complexes follow the same logic:
- Spaces designed to foster interaction and community
- Thoughtful, functional design focused on guest comfort
- Integration of sustainability criteria from the outset
- Strong commitment to integrating each complex within its surroundings
This consistency does not imply rigidity, but rather a solid foundation on which each asset can be adapted to its environment, maintaining high standards without losing its local identity.
On its 20th anniversary, Kategora celebrates its trajectory while reaffirming the strength of a model built on three pillars: profitability, sustainability, and experience. The results of 2025 position the company at a stage of maturity in which it not only develops projects, but also demonstrates its ability to operate them successfully.
With six complexes in operation and a growing portfolio set to exceed 3,000 units in the coming years, Kategora continues to move forward with a clear vision: to keep building value, shaping the future, and creating a lasting legacy in the living sector.
