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Narzissendorf Zloam

Fixed income
Interest In Kind

Holistic & sustainable tourism concept in one of Austria's most beautiful region


Why to invest in „Narzissendorf Zloam“

Collateralized investment:
Within the framework of guarantee agreements, Narzissendorf Zloam Betriebs GmbH and the managing director Dr. Hans Steinbichler undertake to vouch for the possible non-payment of claims for interest and/or repayment resulting from the investment in the amount of 100% or 25% of the placed subscription volume.

High demand:
First investment offer of EUR 500,000 in January 2024 was fully financed within a few hours

Unique location - Ausseerland region - Styrian Salzkammergut:
one of the TOP regions in the Austrian tourism landscape with a high visitor frequency. It is natural, authentic and traditional, close to the lake and connected to the ski area

Holistic, municipal tourism concept on an area of 15 hectares:
Extensive tourist offer and private retreat with 28 houses, 24 apartments, own riding stables, 2,000m² covered area for leisure activities, own water source, event facilities and much more

Sustainability focus of the entire facility:
Houses and apartments were built using sustainable construction methods, mainly with natural materials from local companies. Car-free resort, heating and hot water supply from own water source, ecologically sustainable local heating system

Strong growth in sales:
Annual increase of 8-10% expected over the next few years

Dr. Hans Steinbichler, Geschäftsführender Gesellschafter

„After four years of project development and two years of operation, our resort, the "Narzissendorf Zloam", which is unique in Europe, has quickly developed into a leading business in the Ausseerland region.

In tourism, there are two main winning factors: An appealing ambience on the one hand and, even more importantly, the warm friendliness of the staff.

For the latter, we would like to create high-quality accommodation as part of this financing round and, on the other hand, supplement our leisure facilities, which are an essential part of our uniqueness - as described in more detail below.

We look forward to welcoming you as an investor in person at our resort soon! "

Dr. Hans Steinbichler, Managing Director

Investment information

Invested so far:
Price per bond:
Min offer:
1 Unit
after 12 Months
AT0000A3DBZ3 / AT0000A3DBY6
Oneplanetcrowd International B.V


Company profile

The "Narzissendorf Zloam" in the Styrian Salzkammergut/Austria is a unique tourism concept.
Created on the initiative of the municipality of Grundlsee, the Narzissendorf is a showcase project for cooperation between the public sector and private investment.  Construction of the resort began in 2020 and since then all 3 parts of the village have been gradually put into operation. The resort covers 15 hectares of land, on which 28 houses, 24 apartments, an inn as well as event facilities, sports facilities and 2,000m² of covered leisure facilities have now been built.

One of the special features of the concept is that 100% of the accommodation units have already been sold to private investors and are now being leased back on a long-term basis. This enabled immediate liquidity and further investment in the comprehensive tourism offering as well as rapid completion of the entire complex.

The proximity to Lake Grundlsee, the ski area in the middle of the resort, an extensive and varied range of leisure activities for young and old round off the concept. In addition, all the houses were built in the traditional Aussee architectural style and mainly from natural materials.

The village's commitment to sustainability is also reflected in the fact that it is car-free and has its own local heating system for heating and hot water.

In addition to Austria, its core markets are Germany, Hungary, the Czech Republic and Slovakia.

The main target groups include families with children between the ages of 3 and 14, individual sports enthusiasts and companies. The accommodation is also booked for private events and cultural events, as well as for group trips by national and international tour operators.

Company Info

Company name: Zlaim Gütl Errichtungs GmbH
Managing Director: Dr. Hans Steinbichler
Business ID number: FN 523859 g
Founding year: 2020
Address: Archkogl 188
8993 Grundlsee
Industry: Hotel and catering industry
Number of employees: 35
Location: Grundlsee (Austria)
Social Media:



The Narzissendorf Zloam offers a wide range of activities. In addition to overnight stays in spacious and well-equipped accommodation, guests have a wide range of leisure activities at their disposal. These range, to name but a few, from archery, tennis, cycling and skiing right on the doorstep, to handicrafts in the wood and creative workshop, ice skating indoors or on natural ice, to treasure hunts in our own treasure hunt forest or riding camps and pony rides at the associated riding stables. There is also a spacious adventure playground for children.

Guests can also enjoy the culinary delights on offer at the excellent Zloam Wirt restaurant. The resort also offers the perfect setting for events such as weddings or group workshops. Klangwerkstatt Zloam is home to the Peter Kölbl event hall (up to 200 people), the Kreutz Saal, the Kobinger Bar and the Panorama Veranda. The Klangwerkstatt is a place of inspiration and perfect for successful conferences, atmospheric celebrations, dream weddings and creative seminars and meetings.

Narzissendorf - Zloam Wirt

The business model

Narzissendorf von oben

Haus von innen

The residential units built by the company, Zlaim Gütl Errichtungs GmbH (ZGE), were sold to investors as part of a buy-to-let model. These investors lease their 28 Aussee houses and 24 apartments of various sizes back to our wholly-owned subsidiary, Narzissendorf Zloam Betriebs GmbH (NZB), and receive a 40% share of sales in return.

The operational management of the resort is the responsibility of NZB, which operates the entire resort, including the catering facilities, the event area and the leisure facilities, as a hotel resort all year round.

In 2023, an occupancy rate of just under 50% in terms of opening days was already achieved with a net average rate per residential unit and day of around EUR 240 and thus also a positive operating result.

In the marketing area, all common sales channels (social media, booking platforms, own booking engines, direct marketing, etc.) are used and maintained daily by external and internal sales teams and a specialized PR agency. There is also close cooperation with the local tourism association and other leading businesses in the region.

Our customer structure is largely made up of families with children aged between 3 and 14 in the individual guest segment, but also corporate customers (seminars & incentives) and tour operators, particularly in the off-peak seasons. We have achieved very rapid market acceptance and recognition in both segments and are enjoying rapid and steady growth.


With its fully equipped houses and apartments (perfectly equipped kitchen, washing machine, dryer, sauna), guests are offered the option of self-catering. It is also possible to have a breakfast box delivered to your doorstep and the "Zloam Wirt" offers take-away meals. In general, the trend "away from staying overnight and towards living" during the vacation and thus with the incentive for long-term stays and the topic of "workation" is fully taken into account.

The demand for high-quality accommodation in the Salzkammergut is still growing strongly. The designation of the Salzkammergut as European Capital of Culture 2024 is an additional driver, which will create further lasting awareness and new interest in discovering this unique region.

In 2023, there was a slight decline in occupancy in the 4*/5* hotel segment across Austria as a whole, but a sharp increase in the chalet and resort segment. According to "Österreich Werbung", this trend will continue in the coming years due to sustainable and nature-oriented concepts, resulting in corresponding increases in occupancy rates.

In this segment and with this special offer an annual increase of 8-10% can therefore be expected over the next few years.


The Sustainable Development Goals (SDGs or 'Global Goals') are part of the UN 2030 Agenda for Sustainable Development and constitute the international framework for sustainable development until 2030. These SDGs are intended to put an end to poverty, inequality, and climate change.

Through its sustainability concept, the "Narzissendorf Zloam" makes meaningful contributions to SDG 11, SDG 12 and SDG 13.

SDG 11


  • Predominant use of natural materials in the construction of the resort and in operations
  • car-free resort
  • Nature conservation through sustainable garden planting
  • Sponsorship of the largest daffodil meadow in Ausseerland
  • Heating/hot water with a purpose-built local heating system


  • Securing employment, apprenticeship and training opportunities
  • Strengthening the regional economy and supporting sustainable agriculture and forestry
  • Commissioning of local companies for the construction and maintenance of the resort - thus keeping the added value in the region.
  • Procurement from the region (local & regional products in the hotel and in our own village store, equipment, etc.)
  • Member of the local landscape conservation fund; purchase guarantee to local farmers for the products produced

SDG 13


  • Promotion of charitable, social, cultural and sporting activities as well as the preservation of cultural, regional identity and living conditions for locals, including through the construction of a village square and the promotion of club life



Dr. Hans Steinbichler, Geschäftsführer der Zlaim Gütl Errichtungs GmbH

Dr. Hans Steinbichler

Managing Director of Zlaim Gütl Errichtungs GmbH

  • Studied business administration in Innsbruck
  • 4 decades as a management consultant specializing in project development and financing in tourism & leisure industry, transportation & logistics and agriculture
  • Operational management and project development at the parent company "Die Wasnerin" in Bad Aussee
  • Project development and initial operational management at Narzissendorf Zloam in Grundlsee


Mag. Veronika Messenlehner, Geschäftsführerin Narzissendorf Zloam Betriebs GmbH

Mag. Veronika Messenlehner

Managing Director Narzissendorf Zloam Betriebs GmbH

  • Studied business administration in Graz and MBA in tourism, event and event management at the University of Krems
  • Several years of experience as a key account manager and senior consultant in the field of tourism project development (from conception to implementation)
  • Management consultancy with a focus on tourism businesses


René Sulzberger, Operative Leitung Narzissendorf Zloam

René Sulzberger

Operational management Narzissendorf Zloam

  • Decades of experience in tourism, especially as managing director of hotels and hotel resorts/spas/wellness and congresses
  • Specialization in conception, planning and implementation of restructuring, structuring and new construction of hotel and resort projects

Distribution of company shares


Dr. Hans Steinbichler, 100% owner of the ICS, has developed the project with great passion together with his wife Marion and has acted as managing director of the construction and operating company since the beginning. Trained in his parents' hotel, the Hotel "Wasnerin", probably the most traditional hotel business in Ausseerland, and with over 50 years of national and international experience in all functional areas of the hotel industry, he is the mastermind behind the project.

After more than 40 years in management positions at Erste Bank, Mag. Johann Lassacher has played a key role in shaping the financing structure and legal affairs of the company as Managing Partner

Mr. Wolfgang Fischer is the man behind joro-GmbH. Management positions at ORF, then for many years managing director of Wiener Stadthalle and today managing director of DDSG have made him a valuable supporter of the company's development, above all thanks to his outstanding expertise in marketing and PR.

Mag. Paul Josef Colloredo-Mannsfeld manages his parents' forestry operations in Austria and the Czech Republic. As a real estate expert with knowledge of the region, he also made significant contributions, particularly in the early years of implementing the buy-to-let model.

Company structure


The issuing company, ZGE, built the Narzissendorf Zloam resort in Grundlsee. The residential units were sold, resulting in the revenue generated. NZB now operates the Narzissendorf as a hotel and pays lease payments to ZGE.

Developments at Narzissendorf Zloam since the last crowdfunding

The funds from the last, highly successful crowdinvesting campaign were used to build high-quality employee accommodation for a total of 7 people. Our employees are the heart of our village and their well-being is at the centre of our efforts. It was therefore very important to us to build modern and comfortable accommodation, and the latest round of funding was a great success. The first employees have already been able to move into their flats and are very happy to have their own retreat with a fantastic view of Lake Grundlsee or the Aussee mountain panorama, where they can relax and feel at home.




The remaining funds were used to expand the natural and authentic leisure facilities. In particular, we built the unique ‘Austria Trail’, which provides our guests with interesting facts and background information about our country, such as geology, wildlife, farming, flora and fauna.

The trail consists of 8 knowledge wheels, each of which is assigned to a federal state. They represent the positions of the respective provincial capitals of the provinces on a map.

The Austria Trail can be combined with a fascinating puzzle rally (for all ages), including a competition, or simply explored individually.

Back to the beginning.

Use of funds

The village already has a distinctive offer that is unique in Europe and needs to be continuously adapted and developed.

The funding for this 2nd campaign will mainly be dedicated to areas centred around our ‘Klangwerkstatt’, the multifunctional event building of Narzissendorf.


Icon 1

Maximum Scenario

(€500,001 - €1,000,000
collected in the financing round)

  • 30% - Construction of further modern and comfortable accommodation
  • 20% - Optimisation of catering facilities
  • 30% - Expansion of leisure facilities
  • 20% - Optimisation of acoustics, lighting and sound technology in the Klangwerkstatt event hall

Icon 2

Minimum Szenario

(€100,000 - €500,000
collected in the financing round)

  • 60% - Construction of further modern and comfortable accommodation
  • 40% - Optimisation of catering facilities

Financial figures & growth

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Interest in kind

In this financing round, you have the choice between a cash interest rate of 8% and a interest in kind rate of 12%.

If you opt for the cash interest rate, your investment will earn interest at a fixed rate of 8%. This interest is due annually and is paid as a cash transfer.

If you choose the interest in kind rate, you will receive the interest annually in the form of goods/service vouchers. Your advantage is an additional bonus: Cash interest of 8% is offered and interest in kind of 12%. This corresponds to a bonus of 50%. No money is paid out on the vouchers.

Vergleich der Zinsoptionen

Redeem your interest in kind at the Narzissendorf Zloam and at the family-run 4-star superior hotel DIE WASNERIN G'sund und Natur Hotel.


Interest in kind can be redeemed on all services at the Resort Narzissendorf Zloam (restaurant, leisure area, etc.).


If you choose the interest in kind option, you can use the vouchers for bookings in the Narzissendorf as well as in the partner hotel DIE WASNERIN G'sund und Natur Hotel. The WASNERIN is located in Bad Aussee in a fantastic panoramic location with 360° mountain views, right next to the golf course. This state-of-the-art medical wellness hotel focuses on sustainability and puts people and their need for a break at the centre.

Bookings can be made directly through Narzissendorf and are redeemable for overnight stays/board, all spa treatments and food and drink in the ‘James’ restaurant.


The voucher can also be redeemed at the Narzissen Vital Resort, which focuses on health, relaxation and well-being. The resort offers medical fitness and medical wellness as well as holistic therapy and spa programmes based around Aussee brine, the region's healing treasure.

The vouchers can be redeemed for all services at the resort.

Note: The vouchers can be redeemed at our partner companies subject to availability.


Bonus 1

For investments up to (<) EUR 3,000 
  • Free early check-in and late check-out*
  • +5% discount on all direct bookings up to and including 30.09.2024**
  • 10 Euro discount on all leisure activities (if booked before arrival)

Bonus 2

For investments from (>=) EUR 3,000
  • Free early check-in and late check-out*
  • +10% discount on all direct bookings up to and including 30.09.2024**
  • 50 Euro voucher redeemable throughout the resort

Bonus 3

For investments from (>=) EUR 10,000
  • Free early check-in and late check-out*
  • +10% discount on all direct bookings up to and including 30.09.2024**
  • 100 Euro voucher redeemable throughout the resort
  • 300 Euro voucher redeemable on one overnight stay***

Bonuses are only awarded to investors if the investment project is realized and after the financed amount has been paid out to the company, approx. 4 weeks after the financing has been closed.

*According to availability.
**Discount is applicable for bookings made by 30.09.2024 on the current daily rate for direct bookings via or at reception for any travel period.
***The vouchers are non-transferable. They can be used for bookings made by 30.09.2024 on the current daily price for direct bookings via or at reception for any travel period.

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Investment related documents

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