Operator & Landlord Programme
Lume converts stranded Grade B/C commercial assets into high-yield, sleep-first hospitality properties. We bring the operating model, the supply chain, and the guests. You bring the building.
The Opportunity
Deep floorplates, limited natural light, and structural obsolescence have made traditional leasing increasingly difficult. Lume was built for exactly these buildings.
Every Lume property is engineered to deliver verifiable acoustic performance (STC 50+), a premium mattress product, and a sauna and cold plunge wellness core — creating a repeatable, defensible guest experience that drives occupancy.
LumeOS — our proprietary operations platform — reduces on-site staffing requirements by 60% versus a traditional hotel. BLE keyless access, automated check-in, and digital housekeeping workflows eliminate overhead without degrading the guest experience.
Our direct-to-factory relationship with WeCapsule in Guangzhou delivers Class A fire-rated, pre-wired Gen 2 capsule modules at 35–40% below traditional FF&E procurement costs. A full pod system can be assembled by four contractors at eight pods per day.
"The pod is not the novelty — it is the delivery mechanism for privacy and quiet.
If a guest books because capsules are cool but stays because they slept well, we have succeeded."
Lume — Experience Operating System, v1.0
Partnership Structures
We structure each partnership around the building, the owner's objectives, and the site's risk profile. All three models share one constant: Lume operates.
Model 01
You retain full ownership and receive a management fee from Lume. We assume full operating responsibility — staffing, marketing, distribution, and maintenance — at our cost.
Model 02
A blend of fixed guaranteed income and revenue participation. Lume takes a long-term lease, invests in the fit-out, and shares upside with the landlord above a hurdle rate.
Model 03
Lume co-invests alongside the asset owner in the hardware, fit-out, and operations. Risk and reward are shared on agreed terms, with Lume as operating partner.
The Lume Platform
When you partner with Lume, you are not licensing a brand. You are adopting a fully engineered operating system: standards, supply chain, technology, and a repeatable playbook.
LumeOS delivers
−60%
Staffing overhead vs traditional hotels
Proprietary PMS integrating Mews with custom housekeeping, revenue management, and maintenance workflows. Real-time pod availability, 8-point QA logging, and automated OTA rate parity — all from a single dashboard.
Every Lume site is independently verified by an acoustician at practical completion. Minimum STC 50+ pod-to-pod. STC 55+ pod-to-corridor. Hydraulic door-closers, acoustic carpet tile, and mass-loaded vinyl barriers are non-negotiable from the first planning drawing.
Direct factory relationship with WeCapsule, Guangzhou. Gen 2 pods — pre-wired, pre-plumbed, Class A fire-rated — delivered in standard containers to European ports. A team of four assembles eight pods per day. No expensive bespoke fabrication.
Dynamic pricing across all major OTAs — Booking.com, Hostelworld, Airbnb — combined with direct booking via the Lume Collective membership programme. Revenue management is run centrally, with city-level pricing analysts, not site-by-site generalists.
15-minute pod turnover protocol with a documented 8-point visual QA, logged via housekeeping tablet. One FTE housekeeper per 12–15 pods. Bathroom inspection every 2 hours. Monthly PM schedule for every mechanical system. Nothing is left to ad hoc judgement.
Finnish dry sauna (80–90°C), cold plunge (10–15°C), and rainfall showers (250–300mm thermostatic head) are standard Lume infrastructure — not upsells. At Shoreditch, this is complemented by a Sauna85 partnership. Wellness is the differentiation that justifies the ADR.
Active Portfolio
Four gateway cities. Constrained supply, deep corporate and leisure demand, and structural conditions that make Lume the highest-value use of the asset.
London Shoreditch
262 Old Street — Former nightclub. Deep basement and ground floor converted to 74-pod flagship with rooftop wellness deck and Sauna85 joint venture.
Paris 2ème
Louvois — 4,681 m² historic government disposal in the 2nd arrondissement, adjacent to the Palais-Royal. French State tender in progress.
Milan Porta Romana
Largo Richini — Repurposed palazzo in the university district. Terrazzo floors and original building character preserved in shared spaces.
Munich Airport
Transit terminal sourcing. Adaptive core configuration targeting airside and landside transit guests. Feasibility ongoing with airport authority.
The Process
Parallel procurement and modular assembly allow Lume to compress conversion timelines by up to 180 days versus a traditional hotel build.
Month 01 – 02
We assess the building's floorplate, structural condition, and planning context. Preliminary pod count, zoning plan, and financial model are shared within four weeks of a signed NDA.
Month 02 – 04
Acoustic barrier plan, pod layout, wellness zone placement, and public-realm strategy are developed in parallel with commercial negotiation. Planning permits filed.
Month 03 – 05
WeCapsule factory order placed in Guangzhou. Standard container shipping logistics coordinated to European ports. Plumbing, electrical, and structural subcontractors mobilised on-site.
Month 06 – 09
Decoupled acoustic wall construction, pod installation, wellness zone plumbing, gender-inclusive bathroom cores. Eight pods assembled per day by a four-person crew.
Month 10 – 11
Independent acoustician field tests. Mews PMS and BLE lock integration. Staff onboarding — including mandatory pod overnight for all housekeeper and front-of-house team members. Friends-and-family soft-launch.
Month 12 — Ongoing
Full OTA distribution live. Public lobby open. Revenue management active. Monthly reporting to owner on RevPAB, occupancy, GOP, and NPS. Stabilisation typically achieved by month 18.
Register Interest
We review every submission. If your asset meets our parameters — commercial floorplate, 600 m² minimum, gateway city — we will contact you within five business days to arrange an initial discussion under NDA.
Thank you. Our development team will review your submission and contact you within five business days to discuss next steps under NDA.