Sukhothai Heritage Resort

P&L Budget

Profit & Loss — Full Year Budget 2026

Budget 2026

Room Revenue

฿15.2M

↑ 34.34% vs 2025 · 45.09% of Rev

F&B Revenue

฿16.1M

↑ 10.47% vs 2025 · 47.74% of Rev

Other Revenue

฿2.42M

↓ 4.79% vs 2025 · 7.16% of Rev

Cost of Sales

฿6.12M

18.14% of Revenue

Total Payroll

฿9.27M

27.47% of Revenue

Dept. Profit

฿14.67M

43.48% margin

GOP

฿4.55M

↑ 13.49% margin

EBITDA

฿4.18M

↑ 12.38% margin

Energy Cost

฿2.28M

6.74% of Revenue

Rooms Profit%

50.95%

↑ from 44.69% in 2025

F&B Profit%

30.39%

↑ from 29.06% in 2025

Depreciation

฿7.20M

Net Loss: (฿3.02M)

Revenue Comparison 2024 · 2025 · 2026 (฿M)

Actual 2024Actual 2025Budget 2026

Revenue Mix — Budget 2026

Rooms 45% F&B 48% Other 7%

Monthly Total Revenue — Budget 2026 (฿ THB)

RoomsF&BOther

P&L Budget Structure — Sankey Flow Analysis (฿M)

Revenue Cost/Expenses Profit/EBITDA Overheads

* โปรดทราบ: ค่าเสื่อมราคา (Depreciation) สูงกว่ากำไร (EBITDA) ส่งผลให้เกิดผลขาดทุนสุทธิ (Net Loss) ตามงบการเงิน

Description	Actual 2024 (฿)	Actual 2025 (฿)	Budget 2026 (฿)	Var vs 2025	% of Rev
Total Revenue	21,080,439	28,452,721	33,748,394	+18.61%	100.00%
Room Revenue	9,936,206	11,328,307	15,218,446	+34.34%	45.09%
F&B Revenue	10,072,977	14,585,611	16,112,845	+10.47%	47.74%
Other Revenue	1,071,255	2,538,803	2,417,102	-4.79%	7.16%
Cost of Sales	4,176,500	5,666,895	6,121,015	+8.01%	18.14%
Payroll & Benefits	6,852,145	8,095,991	9,269,287	+14.49%	27.47%
Other Expenses	2,382,973	3,170,331	3,684,064	+16.20%	10.92%
Departmental Profit	7,668,821	11,519,504	14,674,028	+27.38%	43.48%
A&G Expenses	3,469,455	4,090,026	4,764,357	+16.49%	14.12%
S&M Expenses	478,788	670,513	833,400	+24.29%	2.47%
POMEC Expenses	1,711,415	2,518,874	2,250,016	-10.67%	6.67%
Energy Cost	2,170,212	1,928,067	2,275,000	+17.99%	6.74%
GROSS OPERATING PROFIT	(161,049)	2,312,025	4,551,256	+96.85%	13.49%
Property Tax & Insurance	325,156	320,884	372,000	+15.93%	1.10%
EBITDA	(486,205)	1,991,141	4,179,256	+109.89%	12.38%
Depreciation	5,994,930	6,546,377	7,200,000	+9.98%	21.33%
NET PROFIT (LOSS)	(6,473,500)	(4,545,548)	(3,020,744)	-33.54%	-8.95%

Rooms Dept.

฿15,218,446

45.09% of Total Revenue

Profit ฿7,753,921 · 50.95%

Payroll ฿5,168,235 · Other ฿2,296,290

F&B Dept.

฿16,112,845

47.74% of Total Revenue

Profit ฿4,897,187 · 30.39%

Cost of Sales ฿5,726,833 · 35.54%

Other Operating

฿2,417,102

7.16% of Total Revenue

Profit ฿2,022,920 · 83.69%

Body Massage · Laundry · Cross-charge

Admin & General

Expense ฿4,764,357

14.12% of Revenue

Payroll ฿3,128,813 · Other ฿1,635,544

Auditor ฿115K · Security ฿480K

Sales & Marketing

Expense ฿833,400

2.47% of Revenue

Payroll ฿730,200 · Other ฿103,200

Channel Mgr · Sales Trips · Advertising

POMEC + Energy

Expense ฿4,525,016

13.41% incl. Energy

Maint. ฿2,250,016 · Energy ฿2,275,000

Solar avg 7,000–7,500 KWH/mo

Monthly GOP — Budget 2026 (฿)

Overhead Expense Breakdown

A&G ฿4.76M S&M ฿0.83M POMEC ฿2.25M Energy ฿2.28M

Topline Rooms

Room Revenue Strategy · 68 Keys · 24,820 Available Room Nights / Year

Budget 2026

Room Nights Sold

9,030

↑ 18.21% vs 2025 ACT+FC

Occupancy

36.38%

↑ 3.62pp vs 2025

ADR (wo SVC)

฿1,532

↑ 3.30% vs BG2025

RevPAR

฿557

↑ 26.21% vs 2025

Net Room Revenue

฿13.8M

Excl. SVC Charge

Total Room Revenue

฿15.2M

Incl. SVC 9.09%

Number of Guests

16,641

Double Occ. 1.84

Dept. Profit %

50.95%

↑ from 44.69% in 2025

Period	Rm Nights	Revenue (฿)	ADR (฿)	Occ %	RevPAR (฿)	Guests
Actual 2024	6,631	9,081,246	1,370	26.64%	365	13,068
ACT+FC 2025	7,658	11,622,671	1,411	30.85%	468	14,571
Budget 2025	9,245	13,712,155	1,483	37.25%	552	—
Budget 2026	9,030	13,834,940	1,532	36.38%	557	16,641

Revenue by Market Segment — Comparison Matrix

Segment: Metric:

Monthly Room Nights — BG2026 vs 2025 ACT+FC

2025 ACT+FCBG2026

All Segments — Room Revenue (฿)

Segment	BG 2026	ACT+FC 2025	ACT 2024	Var 26v25

Market Segment	Rm Nights	% Mix	Revenue (฿)	ADR (฿)	Notes
REB — FIT Retail BAR	570	6.3%	1,090,500	1,913	Direct BAR Rate
REO — FIT Retail OTA	1,145	12.7%	1,886,530	1,648	Online Channels
OBAR — FIT BAR Alt.	550	6.1%	963,980	1,753
OAPR — FIT Package	575	6.4%	922,550	1,604	Package Rate
RED — FIT Disco Pro	650	7.2%	1,178,500	1,813	Discounted Promo
COR — Corporate	930	10.3%	1,471,100	1,582	CSTD Rate
WHO — Wholesale	1,580	17.5%	2,286,260	1,447	WSTA + WDYN
MGR — MICE Groups	2,213	24.5%	3,292,350	1,488	Corp + Gov Groups
LGR — Leisure Groups	1,942	21.5%	2,629,700	1,354	GOTH + GTOS
Total All Markets	9,030	100%	13,834,940	1,532	Excl. SVC Charge

Month	Rm Nights	Occ %	ADR (฿)	RevPAR (฿)	Revenue (฿)	Guests
January	885	41.98%	1,557	654	1,516,217	1,593
February	772	40.55%	1,554	630	1,319,453	1,390
March	599	28.42%	1,452	413	956,822	1,078
April	524	25.69%	1,354	348	780,376	943
May	534	25.33%	1,323	335	777,289	961
June	503	24.66%	1,375	339	760,954	905
July	540	25.62%	1,339	343	795,330	972
August	674	31.97%	1,371	438	1,016,126	1,213
September	686	33.63%	1,391	468	1,049,581	1,235
October	868	41.18%	1,702	701	1,624,697	1,562
November	1,345	65.93%	1,869	1,232	2,765,378	2,421
December	1,100	52.18%	1,534	801	1,856,225	1,980
Full Year	9,030	36.38%	1,532	557	15,218,446	16,641

Topline F&B

Food & Beverage Revenue · Outlet Analysis · Cover & Average Check

Budget 2026

Total F&B Revenue

฿16.1M

↑ 10.47% vs 2025

Net F&B Revenue

฿14.7M

Excl. Service Charge

Food Revenue

฿11.56M

71.75% of Net Rev

Beverage Revenue

฿2.72M

16.87% of Net Rev

Total Covers

45,518

↑ 5.6% vs 2025

Avg Check F&B

฿354

↑ 14.53% vs 2025

Food Cost %

40.00%

Target

Bev. Cost %

32.00%

Target

F&B Dept. Profit

฿4.90M

30.39% margin

Breakfast Capture

100%

↑ from 89.61% in 2025

F&B Revenue by Outlet — Comparison Matrix

Outlet: Metric: Type:

Monthly F&B Revenue — Budget 2026 (฿)

FoodBeverageOther

All Outlets — F&B Revenue (฿)

Outlet	BG 2026	ACT+FC 2025	ACT 2024	Var 26v25

Revenue Mix (Food/Bev/Other)

Outlet	Food (฿)	Bev (฿)	Other (฿)	Net Total (฿)	Incl.SVC (฿)	Covers	Avg Chk
Lotus Restaurant (Bkfast + Dinner)	7,314,300	1,219,050	—	8,533,350	9,477,600	28,445	฿300
Vanda Bar (Cocktail & Beverage)	1,077,570	464,697	—	1,542,267	1,713,420	4,876	฿316
In Room Dining	94,832	9,684	—	104,517	123,016	488	฿214
Banquet / MICE & Events	3,075,000	1,025,000	360,000	4,460,000	5,723,252	10,250	฿435
Minibar	—	40,635	—	40,635	40,635	—	—
Total F&B	11,561,702	2,759,066	360,000	14,680,769	16,112,845	45,518	฿354

Month	Occ%	Bkfast Cov.	Dinner Cov.	Total Covers	Avg Chk Food	Avg Chk Bev	Lotus Revenue (฿)
January	41.98%	1,593	1,195	2,788	฿257	฿43	836,325
February	40.55%	1,390	1,042	2,432	฿257	฿43	729,540
March	28.42%	1,078	809	1,887	฿257	฿43	566,055
April	25.69%	943	707	1,651	฿257	฿43	495,180
May	25.33%	961	721	1,682	฿257	฿43	504,630
June	24.66%	905	679	1,584	฿257	฿43	475,335
July	25.62%	972	729	1,701	฿257	฿43	510,300
August	31.97%	1,213	910	2,123	฿257	฿43	636,930
September	33.63%	1,235	926	2,161	฿257	฿43	648,270
October	41.18%	1,562	1,172	2,734	฿257	฿43	820,260
November	65.93%	2,421	1,816	4,237	฿257	฿43	1,271,025
December	52.18%	1,980	1,485	3,465	฿257	฿43	1,039,500
Full Year	36.38%	16,641	12,481	29,122	฿257	฿43	8,533,350

Manning Plan 2026

Organization Chart · Headcount · Payroll & Employee Benefits

49 Perm · 4 Casual · 53 Total

Organization Structure — Chain of Command · Budget 2026

Department	BG2025 Perm.	BG2025 Casual	BG2026 Perm.	BG2026 Casual	BG2026 Total
Front Office	7	0	7	0	7
Housekeeping	11	2	12	2	14
F&B Service	3	4	8	0	8
F&B Kitchen	6	4	7	2	9
Executive Office	1	0	1	0	1
Accounting	4	0	5	0	5
Human Resources	2	0	2	0	2
Sales & Marketing	1	0	2	0	2
Engineering	5	0	5	0	5
Grand Total	40	10	49	4	53

Total Salaries

฿10.79M

31.97% of Revenue

Service Charge Allow.

฿1.72M

฿3,100 avg / person

Social Security 5%

฿371,121

Employer contribution

Employee Meals

฿730,800

฿40 / person / day

Group Insurance

฿279,650

P3:฿10,338 P2:฿7,739 P1:฿5,185

NY Bonus / Gift

฿425,250

฿9,000 / person

Salary Increase

Effective 01 Jan 2026

Other Benefits

฿124,200

Training, Activities, Medical

Payroll by Department — Budget 2026

Employee Benefits Breakdown

Total Employee Expense: ฿3,759,521

Service Charge Allowance฿1,720,500

Employee Meals฿730,800

New Year Bonus฿425,250

Social Security฿371,121

Group Insurance฿279,650

Other Allocated฿232,200

Department	Salary (฿)	SVC Charge (฿)	Social Sec. (฿)	Total Payroll (฿)	% of Revenue
Front Office	1,307,121	198,450	52,285	1,557,856	4.61%
Housekeeping	2,150,940	280,800	86,038	2,517,778	7.45%
F&B Service	1,454,501	318,600	58,180	1,831,281	5.42%
F&B Kitchen	1,254,841	228,600	50,194	1,533,635	4.54%
Executive Office	432,000	37,200	17,280	486,480	1.44%
Accounting	1,512,000	196,800	60,480	1,769,280	5.24%
Human Resources	484,200	55,200	19,368	558,768	1.66%
Sales & Marketing	657,000	37,200	26,280	720,480	2.13%
Engineering	1,542,000	94,200	61,680	1,697,880	5.03%
Grand Total	10,794,603	1,447,050	431,785	12,673,438	37.55%

Employee Benefit Item	Per Person/Yr	Total (50 pax) ฿
Training Expenses	฿120	฿6,000
Employee Activities & Welfare	฿840	฿42,000
Medical / Health Check	฿324	฿16,200
Medical Supplies	฿120	฿6,000
Printing & Stationery (HR)	฿120	฿6,000
Travelling Expenses (HR)	฿120	฿6,000
Staff Canteen Supplies	฿840	฿42,000
Total Other Allocated Benefits	฿2,484	฿124,200

Cash Flow Projection & CAPEX

Capital Expenditure · Operating Supplies · FF&E · Special Renovation Projects

Total CAPEX ฿8.19M

Revenue Projection

฿33.75M

Annual Budget 2026

Total CAPEX

฿8.19M

24.3% of Revenue

OSE

฿563,320

Operating Supplies

FF&E

฿199,660

Furniture & Equipment

Special Projects

฿7.43M

Renovation 90.7%

3% Revenue Reserve

฿1.01M

Standard CAPEX Reserve

CAPEX Budget Distribution

OSE ฿563K (7%) FF&E ฿200K (2%) Renovation ฿7.43M (91%)

Monthly Revenue vs Estimated Total Cost

RevenueTotal Cost (est.)

OSE — Operating Supplies Equipment

HK — Bathrobe (200 pcs) + Linen SetsOSE฿298,420

F&B — Tablecloth, Silverware, Coffee SetOSE฿206,100

Kitchen — Khantoke Tables, Chafing DishOSE฿58,800

FF&E — Furniture Fixtures & Equipment

HK — Washing Machine, Dryer, VacuumsFF&E฿96,000

Kitchen — Electric Fryer, Large GrillFF&E฿33,000

F&B — Room Service Trolley (×2)FF&E฿30,000

Engineering — Welding Machine, Air PumpFF&E฿15,000

S&M — Laptop ReplacementFF&E฿15,990

FO — Wheelchair (Additional)FF&E฿9,670

Special Projects — Renovation & Development

Renovation II — Building A Rooms + CorridorSpecial฿4,016,181

New Outlet — Sala Coffee ShopSpecial฿2,821,999

F&B — POS System RenovationSpecial฿95,000

Engineering — Water Treatment Plant TankSpecial฿282,480

Engineering — Swimming Pool A3-A4 RepairSpecial฿170,000

HK — Blackout Curtains Rooms 308/318Special฿45,000

Grand Total CAPEX ฿8,193,640

Category / Item	Q1 Jan–Mar	Q2 Apr–Jun	Q3 Jul–Sep	Q4 Oct–Dec	Total (฿)
OSE — All Departments	฿300,560	฿117,000	—	—	฿417,560
Renovation II — Building A Rooms	—	฿4,016,181	—	—	฿4,016,181
New Outlet — Sala Coffee Shop	—	฿2,821,999	—	—	฿2,821,999
F&B POS System	—	฿95,000	—	—	฿95,000
FF&E All Departments	฿34,160	฿73,500	฿35,000	฿57,000	฿199,660
Water Treatment Plant	—	—	—	฿282,480	฿282,480
Swimming Pool Repair	—	฿170,000	—	—	฿170,000
Blackout Curtains HK	—	—	฿45,000	—	฿45,000
Grand Total	฿334,720	฿7,293,680	฿80,000	฿339,480	฿8,047,880

Month	Total Revenue (฿)	Total Cost Est. (฿)	Net Cash Flow (฿)	GOP (฿)	GOP%
January	3,111,491	2,458,365	653,126	653,126	21.0%
February	2,831,359	2,370,053	461,306	461,306	16.3%
March	2,432,711	2,285,215	147,496	147,496	6.1%
April	1,896,072	2,144,213	(248,141)	(248,141)	-13.1%
May	1,950,114	2,172,061	(221,947)	(221,947)	-11.4%
June	2,069,078	2,219,975	(150,897)	(150,897)	-7.3%
July	2,284,033	2,342,167	(58,134)	(58,134)	-2.5%
August	2,589,727	2,428,631	161,096	161,096	6.2%
September	2,377,972	2,328,636	49,336	49,336	2.1%
October	3,192,044	2,541,126	650,918	650,918	20.4%
November	5,226,814	3,146,833	2,079,981	2,079,981	39.8%
December	3,786,979	2,759,863	1,027,116	1,027,116	27.1%
Full Year	33,748,394	29,197,138	4,551,256	4,551,256	13.49%

Budget 2026

P&L Budget

Topline Rooms

Topline F&B

Manning Plan 2026

Cash Flow Projection & CAPEX

Budgeting Timeline 2026