Ahangama · 5 acres on the ridge

Mirror Ridge

Forty mirrored cabins with private plunge pools on the highest point above Ahangama, looking over paddy fields to a corner of the Indian Ocean.

Opens Dec 202732 keysFrom €123,250
Enter Mirror Ridge
Mirissa Lake · private island, 6 acres

Dūva

One sweeping arc of pool suites around the hill of a private island, reached only by boat, 500 m from Mirissa beach.

Opens Dec 202844 keysFrom €157,250
Enter Dūva
ĀLOKATwo stays on Sri Lanka's south coast
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ĀLOKA · Ahangama, Sri Lanka

Mirror Ridge

On the highest point between Ahangama and the hills, mirrored cabins reflect cinnamon, coconut palms and paddy fields. From inside you look out to the ocean. From outside you see only the trees.

Pre-register for First ReleaseSee the numbers
5 acresElevated land, 800 perches
40Mirror cabins, 32 keys
€145kMirror Cabin list price
Dec ’27Opening for high season

A hotel room you can’t see. Forty glass boxes, each with its own deck and plunge pool, turned to the view and finished before they arrive. We build the ground, the clubhouse and the service around them.

The land

The highest point in the area

Five acres of cinnamon and coconut on a hilltop inland from Ahangama. Visited by our team: sea and paddy views from the top, a well and electricity on site, and a good road from town through the jungle.

Size
800 perches · 20,232 m² · 5 acres
Views
A corner of the Indian Ocean to the south-west, paddy fields and jungle around
Distance
7.6 km to Ahangama beach · ~15 min by car · ~2 h to Colombo airport
Access
20 ft road; widening strip budgeted. No construction limits noted
Utilities
Well and electricity on site; mains water from the National Water Board
Harvest
~1,000 kg cinnamon and ~5,000 coconuts a year, kept as a working garden
Asking
Rs 120,000,000 negotiable · ≈ €333,000
6.0149° N · 80.3983° E ↗
Concept render: a mirrored cabin with a timber deck and plunge pool on a hillside, looking out over the canopy to the sea
Concept render, cabin and deck on the slopeLand G12 · visited Oct 2026
The cabin

Built in a factory, finished on the ridge

Each cabin is a Skybox mirror module from Luxsugero in New Delhi: a furnished suite with bed, bathroom with freestanding tub, kitchen counter, air conditioning and projector. It ships by sea to Sri Lanka. We set it on piles and add what makes it a tropical resort room: a hardwood deck, a plunge pool and an outdoor shower.

Mirrored cabin beside a stone-edged pool among trees
Mirror module with pool
Mirrored cabin at dusk, the lit bedroom visible through the glass
Dusk
Bedroom with queen bed, timber floor and full-height glass
Bedroom
Cut-away view of bed, dining table, kitchen counter and bathroom
Living & kitchen
Bathroom with freestanding bathtub and rain shower
Bathroom

Photos: Skybox by Luxsugero, catalogue 2026. Supplier imagery is set in a pine forest; Mirror Ridge renders follow.

Mirror skin

Polycarbonate with reflective film: guests see out, nobody sees in by day, and it cuts solar heat.

International module

7.62 × 2.29 m, 17.4 m², narrowed to ship by sea. About 20-year design life.

Made for the tropics

Sealing, termite treatment and extra ventilation specified; one pilot cabin on site before the full order.

24 keys · 1 module

Mirror Cabin

bath bed sofa pool deck · view 7.62 × 2.29 m
€145,000List price
€123,250First Release
€170Rate / night, 2028
  • 17.4 m² suite for two, 20 m² hardwood deck
  • Private plunge pool, outdoor shower
  • Stable net yield ~10.3% at list, ~12.2% at First Release
8 keys · 2 modules linked

Twin Mirror Suite

bedroom · bath living · kitchen pool deck · view
€255,000List price
€216,750First Release
€300Rate / night, 2028
  • 34.8 m²: separate bedroom and living room, sleeps four
  • Larger pool and wrap-around deck on the best view lines
  • Stable net yield ~11.0% at list, ~12.9% at First Release
Site plan

Three rings around the summit

The clubhouse and shared pool sit on the summit. Twin Suites take the inner ring on the sea side, cabins step down the slope on terraces so every deck looks over the roofs below. On the north-east, a smaller ring of Paddy Cabins faces the rice fields at sunrise. About 85% of the land stays green.

Indicative layout on 20,232 m². The final plan follows the topographic survey.Hover or tab through the units
Mirror Cabin (24) Twin Mirror Suite (8) Plunge pools & shared pool Clubhouse, spa & yoga modules

A day on the ridge

Service is what turns a cabin into a resort. One host for every eight cabins, and a team of about 48.

06:10

Mist over the paddies

Coffee on your deck while the valley fills with light. The mirror shows the sunrise twice.

08:30

Floating breakfast

King coconut, hoppers and fruit, served in your plunge pool or at the clubhouse.

11:00

Surf Kabalana

Our driver takes you 15 minutes down to Ahangama’s reef breaks with a local surf guide.

16:00

Cinnamon walk

Peel and roll cinnamon with the estate’s workers, then a treatment in the spa module.

18:20

Sunset at the summit

Sundowners at the infinity pool, the ocean corner turning gold to the south-west.

21:00

Dinner on your deck

A private chef cooks rice and curry by lantern light. Blinds down, projector on.

A mirrored cabin at night, glowing like a lantern among the trees
After dark

At night the mirror turns to glass

With the lights on inside, every cabin glows like a lantern on the slope. It is the picture guests share, and our best advertising: most bookings should come through our own channels.

Service standard

Small rooms, big service

Arrival

Pick-up from Colombo airport or Galle in our van; welcome at the summit, not at a desk.

Your host

One host per eight cabins on WhatsApp: tables, trips, tuk-tuks, laundry, babysitting.

Food

Breakfast in the pool, a clubhouse kitchen, private dinners on the deck and a weekly market night.

Spa & yoga

Two mirror modules fitted as treatment room and yoga studio, Ayurveda with a visiting doctor.

Out and about

Surf guides, whale watching from Mirissa, Galle Fort, Yala safari and the stilt fishermen.

Quiet tech

Solar with battery, fast Wi-Fi for remote work, buggies on the paths, no cars past the clubhouse.

Ownership

Own a cabin, we run the resort

You buy a registered lease on one cabin or suite. It goes into the rental pool; we market it, host the guests and maintain it. You receive half of its net room revenue, every quarter.

  1. Pre-register

    No cost, no obligation. You get first access to the First Release list and the full model.

  2. Reserve

    Pick your unit and pay a refundable deposit held in escrow until the land is bought.

  3. Build

    Staged payments as the module is built, shipped and installed. Factory visit possible.

  4. Earn & stay

    Quarterly payouts from 2028 and 14 nights a year in your own cabin.

50 / 50Owners receive 50% of their unit’s room revenue after booking commissions and housekeeping. Food, spa and trips stay with the operator.
€1,800Yearly owner fee per cabin (€3,000 per suite) for upkeep, insurance and the replacement reserve.
ResellSell any time; the operator has the first right to buy. Lease structure subject to Sri Lankan legal advice.
Numbers

Play with occupancy and price

Same formulas as the financial model. Defaults are our base case; move the sliders to stress it.

Whole resortBase case
Total investment (land, 40 cabins, clubhouse, infrastructure, soft costs, contingency)€4,637,790
Investment per key (32 keys)€144,931
Landed cost of one module (factory €18,000 + freight, 35% duty, crane, tropical upgrade)€33,000
Revenue year 3 (rooms + food, spa, trips)€2,313,750
EBITDA year 3 · margin€853,605 · 36.9%
Own & operate: payback after opening · IRR 10 yrs5.8 yrs · 22.0%
Sell keys: net sales proceeds · surplus over investment€5,008,020 · €370,230

Before tax and financing. Estimates, not guarantees. Full assumptions in the ĀLOKA financial model.

Timeline

From cinnamon hill to first guest in about a year

Q4 2026

First Release opens. Land option, title and survey checks.

Q1 2027

Land purchase, company and BOI set-up, site design.

Q2 2027

Approvals. Pilot cabin on site, order of 42 modules.

Q3 2027

Road, power, water; clubhouse built; modules ship in batches.

Oct–Nov 2027

After the south-west monsoon: cabins craned onto piles, decks and pools.

Dec 2027

Opening for high season. First payouts in 2028.

Pre-registration

First Release: 15% below list

The first ten keys go to pre-registered buyers at the First Release price. Leave your details and we send the model, the unit list and the reservation terms.

Prefer to talk? Bart & Maikel Snijders · bart@sprintsandsneakers.com · +31 6 1034 8679

ĀLOKA Pre-register

ĀLOKA · Mirissa Lake, Sri Lanka

Dūva

Dūva means island. Six acres of jungle in Mirissa Lake, a hill crowned with coconut palms, and water on every side. We wrap the hill in one arc of pool suites.

See both conceptsPre-register
6 acresPrivate island, 24,278 m²
500 mTo Mirissa beach
44Keys in Concept A
Dec ’28Opening

You arrive by electric boat. The jetty leads through the mangroves and up the hill to a ring of suites, each with its own pool hanging over the lake. Inside the ring: a garden, a shared pool and dinner on the summit.

The island

Water on every side

Visited by our team. The east half rises into a hill with an old cleared terrace around its top; the west half is low jungle and mangrove at water level. Survey and contour plan done in July 2023.

Size
960 perches · 24,278 m² · 6 acres
Location
Garanduwa lagoon, Mirissa Lake, ~500 m from Mirissa beach
Access
By boat only: paddle, electric boat or the existing rope crossing
Ground
Hill on the east side; half the island at lake level, so we build on piles there
Rules
No high-rise and no mangrove cutting: we stay at two storeys and use raised boardwalks
Water
Fresh-water well on the island; no floods reported since the canals were widened
Asking
USD 460,000 · ≈ LKR 145M · ≈ €403,000
Aerial view of the island in Mirissa Lake surrounded by mangroves
The island in Mirissa Lake
Aerial view from the lake to Mirissa's coastline and the ocean
Lake to ocean: Mirissa beach behind the trees
Coconut palms on the island with the lake behind
On the hill
Two concepts

One arc, or a village of pavilions

Both sit on the real survey of the island. Concept A is our recommendation: more keys, a lower entry ticket for buyers and one strong image. Concept B is quieter and more exclusive.

Top-down aerial of the island with its surveyed outline and contour lines
Survey & contours July 2023 · plan indicative

Concept A · section through the arc

Lake Lake Pool Suite Upper suite Courtyard rooms gallery sky pool plunge pool Shared pool · garden Summit restaurant outside: lake views and private pools inside: garden, shared pool, summit Two storeys maximum, under the island’s height rule
The stay

An island you have to yourselves

A captive island means everything is ours to get right: arrival, food, quiet. We plan for about 80 staff across 44 keys, including boat crew.

Arrival by boat

Check-in on the lake shore, bags go ahead, a silent electric boat crosses in three minutes.

Your pool, your view

Every Lake Pool Suite has its own pool on the lake side; upper suites get a sky pool on the terrace.

Summit dining

A restaurant on top of the hill, 360° over the lake. Dinners on the jetty by request.

Ocean days

Mirissa beach, whale watching (Nov–Apr), Coconut Tree Hill and Weligama surf are minutes away.

The lake

Kayaks, a mangrove boardwalk at dawn, birding with a naturalist, sunset on the water.

Spa

Four treatment rooms, steam, a yoga deck over the water and Ayurvedic programmes.

The cleared terrace around the island's hill, seen from above
The terrace the arc will follow
The calm lake and its green shore under a cloudy sky
The view from the island
Ownership

Own a suite on the island

The same structure as Mirror Ridge, so investors who know one know the other: a registered lease on your own unit, in the rental pool, run by us.

  1. Pre-register

    Free and without obligation. First access to First Release prices.

  2. Reserve

    Refundable deposit in escrow until land and permits are secured.

  3. Build

    Staged payments during construction, 2027–2028.

  4. Earn & stay

    Quarterly payouts from 2029 and 14 nights a year, swappable with Mirror Ridge.

50 / 50Half of your unit’s room revenue after commissions and housekeeping. Food, spa and boats stay with the operator.
€3,500Yearly owner fee per Lake Pool Suite (€2,000 Courtyard Room, €6,000 Stilt Villa).
ResellAny time, with the operator’s first right to buy. Structure subject to legal advice.
Numbers

Play with occupancy and price

Pick a concept and a unit. Defaults are our base case from the financial model.

Before tax and financing. Estimates, not guarantees.

Timeline

Two years from reservation to the first boat of guests

Q4 2026

Reservations open; land option on the island.

H1 2027

Land purchase, BOI, CCD and environmental approvals.

H2 2027

Design and tender; mainland landing and jetties.

2028

Build: piles, arc structure, utilities by lake-bed cable.

Q4 2028

Fit-out, staff training, soft opening.

Dec 2028

Opening. First payouts in 2029.

Pre-registration

Be first on the island

Register your interest in a suite, room or villa. We send the island plan, the unit list and First Release terms when reservations open.

Prefer to talk? Bart & Maikel Snijders · bart@sprintsandsneakers.com · +31 6 1034 8679