By purchasing Brisas, a running business with an excellent reputation, a full inventory, and very well kept infrastructure you are buying a business which can continue to be run as is while you may consider expansion or other alternative business models for the property. Take a minute to read a selection of our Guest Reviews, we can also provide you with numbers that reflect the customer loyalty that Brisas has generated over the last 10 years.

Brisas de La Pedrera is a 15-room, 2-story boutique hotel located in the heart of Uruguay's coastal town of La Pedrera. The property is set in a great position on the highest point in town with sweeping expansive views of the seductive Atlantic Ocean, open skies and breathtaking views of miles of unspoiled beaches all the way to Cabo Polonio National Park.

"In the Rocha region, villages like Cabo Polonio, La Pedrera, San Antonio and Punta del Diablo are just starting to attract serious international attention, bringing a sprinkling of first-rate accommodation — like Brisas, a clifftop 14-room inn restored by an Argentine tech mogul — without compromising the area’s natural charms: miles of undeveloped beach, rolling pastures and a culture where gaucho cowboys and fishermen with wooden boats aren’t just props.”

New York Times TRAVEL - "52 places to go in 2014 - #25: Uruguayan Riviera”

BRISAS was the first pension in La Pedrera built more than 100 years ago. Its renovation was an overhaul, it lasted 14 months and built anew 11,000 sq. feet in an approximately 14,000 sq. feet lot; the project was a success as it brought together memories of a humble colonial past with a new disposition towards comfort and space.

The new construction spreads over two levels holding 14 of the 15 guest rooms, the reception, the lounge, the kitchen, a BBQ & bar covered area and the public bathrooms. An additional detached building holds one additional guest room, the office, and the storage & machine room.

In late 2018 plans were approved for the construction of two large additional master rooms on the second floor, they would be located above the lounge facing the sea bringing the total number of rooms to 17. Currently, Brisas’ maximum occupancy is 34 guests.

“Just recently, investment money has perked up the disheveled beach-shack atmosphere, mont notably with the recent transformation of one its oldest hotels into the spotless Brisas de La Pedrera. […] This smart, spotless hotel opened last season. Owner {…] supervised the refurbishment of the original, early-1900s hotel and has decorated it with a light touch: white walls and bathroom tiles, wood floors, and quirky, 1970s furniture. Simple and rather sweet, it is the first hotel with any design sense in La Pedrera and has set a high benchmark for the competition to follow.”

Conde Nast TRAVELER - “Barefoot on the Beach “

LAYOUT

There are 7 guest rooms downstairs in the main building and an 8th in the separate smaller building which also hosts the office and the machine room, they are numbered J1 through J8, the J stands for category “Jardin” around the pool and the gardens.

On the top floor of the main building there are 7 rooms, 6 of them face the sea, one faces town. They are numbered depending on the category, Zen West is Z1, Zen Bahia are Z2 through Z5, the 2 Master Suites, on each corner of the building are Masters, M1 & M2.

“The last time I was here [in La Pedrera], I had stayed at the brand-new, bright and quietly stylish Brisas hotel. It had taken guts for the young owner, […], to open something so flagrantly different, almost metropolitan, in determinedly rural Rocha. 'But it was a success from day one,' she says, sitting in the now-mature decked garden of her hotel. 'It's been difficult, very hard work, and a fantastic experience. But I've done it now, and it's time to move on.' I suspect the hotel will return a healthy profit for […]. Any investor can see its potential.”

Conde Nast TRAVELER: “Understated Uruguay”

MAINTENANCE

The property is in excellent condition, it has been maintained with attention and care since its opening in 2010. Regardless of occupation the property is regularly looked after, aired, & dehumidified, all equipment undergoes yearly maintenance and every effort is made to protect the investment. The gardens and the pool are looked after regularly, and a caretaker is always available to keep up the with maintenance of the property at large all year round.

TECHNOLOGY & sustainability

BRISAS makes use of alternative energies, a solar panel installation, backed up by natural gas provides all the hot water in the hotel, keeping electrical bills to a minimum. A study has been made to add a photo-voltage element to the installation. 

Below the reception there is a pit, dating from the beginning of La Pedrera, in which rainwater accumulates up to 15,000 liters of it. With a pump, this water is used to irrigate the Brisas gardens.

Brisas has 15 luminous & spacious guest rooms, appointed with mid-century finds and local artisan furniture, keeping both elegance as well as comfort in mind. On average rooms run between 320 and 480 sq. feet; upper floor rooms have exceptional views & private terraces, garden rooms each have a private outdoor sitting area around the garden & the pool.

All guest rooms have wooden floors, bathrooms have large showers and colonial tiled floors. Every guest room is equipped with A/C, safe deposit & luxurious spring box beds upholstered in soft leather. Linens are 100% Egyptian cotton, including bath towels & bathrobes. Each room has an electric kettle, a water filter, a mini-fridge & glassware. There are also beach towels, hats, a beach bag & beach chairs in each room.

“This smart, spotless hotel opened last season. Owner […] supervised the refurbishment of the original, early-1900s hotel and has decorated it with a light touch: white walls and bathroom tiles, wood floors, and quirky, 1970s furniture. Simple and rather sweet, it is the first hotel with any design sense in La Pedrera and has set a high benchmark for the competition to follow.”

Conde Nast TRAVELER

Garden Suites

There are 7 Garden Suites on the ground floor around the interior gardens and the swimming pool, the 8th Garden room stands separate from the main building on the other side of the pool. Each room has its own private outdoor sitting area.

Bahia Suites

There are 5 Bahia Suites on the upper floor with private terraces and spectacular views of the sea, the town and the bay all the way to famous Cabo Polonio National Park.

Master Suites

There are two Master Suites on the upper floor, both have wrap around private terraces and panoramic views of the sea, closest to the sea is Master East while Master West is the largest of the rooms at 480 sq. feet.

Uruguay has always been a top destination for Argentines, they make for almost over half of our seasonal guests, the other half is comprised of guests from the US, Germany & the UK in that order.

There is no direct competition from the other hotels in the area, as Brisas is the only boutique experience targeted to upper-income visitors looking for unique hotel stays in La Pedrera.

While tourism in Uruguay is heavily influenced by the regional economy of its neighbor countries (Argentina & Brazil), Brisas additionally benefits from its popularity among overseas guests from the northern hemisphere looking for an Uruguay experience with access to nature and well being..

Brisas summer season runs from October 12th until the end of Easter Week in April. During the off-season the hotel is mostly busy on weekends, weekday reservations come increase during the regional (Argentina, Uruguay, Brazil, Chile) winter holidays which take place yearly during the months of July & August, and as the weather turns warmer in September. During the 6-month summer season, from mid-October to mid-April Brisas’ occupation rate is high & consistent, during the off-season one can expect small but regular w-end occupation of a mix of regional and northern guests.

“This progressive country has long been off the radar for North Americans. But it has some of the best beaches in South America […] in La Pedrera […] craggy rocks make for fabulous views, but the beaches themselves, especially Playa del Barco to the south and Desplayado to the north, are wide, clean and good for swimming…. Book ahead to reserve a second-floor room at Brisas La Pedrera […] around the corner from the Avenida Principal. They come with balconies facing the ocean, beach chairs and sun hats are provided.”

New York Times TRAVEL
On the Road to Uruguay’s Barely Known and Beautiful Beaches, January 2019

BRISAS RECEPTION & LOUNGE

Brisas provides an intimate experience while located right in the center of La Pedrera's old town, within a few steps meters from the beach as well as the town's main street and its many gourmet offerings. Guest enter Brisas’ into a foyer and reception area that opens up into a stylish lounge with a wood-burning fireplace suitable for all seasons, the space has sitting for breakfast & restaurant services. Guests may also access their rooms via the hotel’s side & garage entrance which is closer to the beach.

BRISAS OUTDOOR SPACES

Brisas’ lush interior gardens ensure a peaceful stay even during the height of the season. The lounge/restaurant opens into a large deck, the garden and the swimming pool. A covered bar/BBQ area alongside the deck lines up with the large indoor kitchen. Outside there are public bathrooms as well as additional stock storage. Brisas brand new 26x13 sq. feet kidney-shaped swimming pool sits in the middle of the garden and is very popular with guests as the beach often gets windy in the afternoon; furthermore, it has considerably increased the hotel’s snack bar popularity. At the end of the property there is a separate building holding the office, the machine room and a separate guest room. Inside the property there is parking up to 5 cars while additional parking is available around the hotel at no additional cost for the guests.

“[…] in the past few years, in an area east of Punta del Este, a savvy crowd has been discovering that Uruguay actually has plenty to boast about. Along a rural stretch of coastline in and around the province of Rocha is a diverse array of enticements, from the understated glamour of the tiny fishing village of José Ignacio to the Wild West rusticity of Cabo Polonio.”

W MAGAZINE

BRISAS RESTAURANT

The kitchen and BBQ areas are equipped with all necessary equipment to run a restaurant business, independently or otherwise, including the indoor & outdoor sitting area it is possible to set up to 30/36 seatings. During the course of the hotel’s history the restaurant has been both run in-house as well as leased to a third-party.

RESTAURANT INCOME

Thanks to its independent layout, the kitchen/dining area have been both run in-house & can be rented out to third parties generating additional income.

The property is currently running as a 15-room hotel, following are two options to add rooms to a currently undeveloped area, the terrace above the lounge and reception, which could be built up and would increase overall income and versatility of use.

OPTION A - Two Additional Master Suites

Plans have been conceived and locally approved to build 2 additional Master Suites on the upper terrace above the reception and lounge area. Master Suites are by far the most desired and thus occupied room categories, and they generate the most income.

OPTION B - A single MULTI-USE Space

Another alternative is to close up the area, in similar fashion as with the making of the two suites, but in this case to make it a single, multifunctional room that is configured differently depending on the season. The area would have its own bathroom, kitchenette & fireplace, gorgeous view of both the sea and the sunsets, additional terrace space facing the gardens and the sea.

• During the high season (December through March) it would work as a single large Master Suite, this room could be configured to hold a couple with up to 2 small children. This is a frequent request, currently both Master Suites are double occupancy.

• During the shoulder seasons (April & May, September through November) it would be organized as a common space to hold workshops, wellness training & other communal activities for group guests during the shoulder season. This use would diversify and extend revenue sources.

• Budget for this option would likely be less by 30 to 40% than the 2 Master options.
  

Brisas Apartments is a project whose objective is to re-purpose the use of the hotel into a horizontal property, taking into consideration today’ changing climate in tourism and potentially rendering a higher and quicker ROI.

• The projected remodel turns today’s Brisas’ 15 rooms and common spaces into 10 two-story independent functional units

• It uses a strategy that complies with current regulations and enhances the benefits and beauties of the existing building, preserve the general look and feel of the building and its interior design, equipment, features.

• It also projects the least possible remodel incidence and the shortest construction duration, assuming all pre-existing conditions, maintaining the traditional existing façade without visible modifications.

• It calculates an intelligent reform with a low economic impact impacting positively the annualized ROI.

Accompanying the existing architecture the 10 two-story apartments have independent access from the interior garden of the complex. There are different types of apartments depending on their location in the complex, with surfaces from 95 m² to 170 m².

• Each of the 10 units can be sold independently,

• The whole of the property could still be run by a single administration.

• Brisas’ proven record as a popular destination, both regionally and internationally lead to reliable ROI for individually owned units.

All units are designed based on the different degrees of privacy, shelter and visuals that each space requires.

• A volume of light staircase attached to the existing slab, connects the two floors of each apartment eliminating the need to reform the existing hotel rooms’ structure.

• The hotel’s circulation corridors and galleries are enclosed adding square footage to each unit using American wooden blinds, textile curtains and screens that open or close controlling visuals, sunlight and temperature.

• The bedrooms are located sheltered on the ground floor, the living area on the upper floor with its spectacular views open to the sea and the city of La Pedrera.

• Interiors are already leveraged by the existing structures, furniture, equipment, every unit but the loft have 2 full bathrooms or more, only the kitchen is to be added to each unit.

The project to adapt to the new use of the hotel was developed by the PAULA HERRERO | ARCHITECTURE.

Visit a detailed description of the project at Brisas Apartments Concept online now! For specific financial information about the remodel please write to brisas1forsale@gmail.com.

“A short drive further up the coast […] is La Pedrera, a funky little town on a rocky promontory with a cliff top rambla and two lovely beaches, one wild for surfers, the other calm for families. Just recently, investment money has perked up the disheveled beach-shack atmosphere, mont notably with the recent transformation of one its oldest hotels into the spotless Brisas de La Pedrera.”

CONDE NAST TRAVELER: Understated Uruguay

La Pedrera is one of Uruguay’s friendliest beach towns and a quintessential Uruguayan experience—a lovely beach town, a mix of elegant houses on the beach, and a great place to relax. In summer it sports some of the coolest places to eat; the village is small but with all you need. There are great views from above the rocky cliffs, overlooking the ocean, with two very long and beautiful beaches on either side of the cliffs. One has smaller waves and is suitable for children and the other is a surfers' paradise. During the high season La Pedrera can be quite busy, but off-season it is very "tranquilo" - perfect for those who love serenity or are looking to disconnect from the world.

“[…] in the past few years, in an area east of Punta del Este, a savvy crowd has been discovering that Uruguay actually has plenty to boast about. Along a rural stretch of coastline in and around the province of Rocha is a diverse array of enticements, from the understated glamour of the tiny fishing village of José Ignacio to the Wild West rusticity of Cabo Polonio. Still, the region’s subtle appeal remains difficult to characterize, and among new arrivals a common pastime is trying to articulate what’s so special about it.”

W Magazine - “Playa Nice”

Coastal Rocha features long stretches of wide virgin sandy beaches, rugged and dramatic landscape– rocky crags and large sand dunes created by the winds from the South Atlantic Ocean, interspersed by rolling rangeland and sleepy fishing villages. The coastline also features a series of large freshwater lakes, which together with the pristine beaches offer a unique mix of undisturbed marine and fresh water ecosystems.

La Pedrera is the perfect hub for adventure and Brisas is its most stylish choice for a base. There are many a day trip within a 30 minutes driving radius including the Wild West rusticity of Cabo Polonio, rich bird watching at the large Laguna de Rocha, exploring and hiking the tallest sand dunes in nearby Valizas, taking a boat rides into the Bosque de Ombues, a unique 300-year old Ombu grove, and horseback riding miles of gorgeous coastline. Also, for those looking for unique gourmet experiences guests may choose a unique private lunch at the beach bistro Chez Silvia in Oceania del Polonio, dining under a full moon a short drive away in the rolling hills of the interior land in the Sierras de Rocha, or wine tasting at the Garzon Vineyards while also enjoying its cuisine exclusively designed by world known Francis Malman. 

Getting to La Pedrera is easy.

The closest international airport is in nearby Punta del Este, International Curbelo Airport, 83 miles away. It is a straightforward drive or bus ride (WIFI on board) to La Pedrera. The road infrastructure is excellent in Uruguay and renting/driving is easy for foreigners.

Visitors may also fly to Carrasco International Airport in Montevideo, approximately 129 miles southwest of La Pedrera.

From Buenos Aires there is a ferry/bus combo ticket to the beach town of La Paloma, 5 miles from La Pedrera.