About Us


iO Resort Management ("iO'') comprises a select team of dedicated professionals with unique experience in global hospitality management and vacation real estate complimented by a comprehensive mix of investment, development and operational expertise.

iO has worked with many of the worlds's leading global hospitality brands and iconic, awarding winning properties, including urban and city centre hotels, sea facing integrated mixed use destination resorts and vacation real estate. The iO team has diverse and extensive experience in pre-opening, redevelopment, performance improvement and market repositioning of hotels and resorts, including concept, design, planning and permitting as well as major refurbishment projects.

iO has established a strong track record of successful operations, in particular in turning around hospitality and leisure assets which are not performing to their full potential, delivering operational and strategic improvements in service quality and guest experience as well as improvements in revenue, profitability and cash flow, to the benefit of owners and stakeholders.

In addition, the iO team has developed and launched one of the most successful resort residential property sales programs in Europe. The sale programme is in turn supported by an industry-leading rental platform, achieving market leading occupancy and returns when measured against competitive benchmarks.

Services

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Resort & Hotel Management

iO has worked closely with a number of the world’s leading hospitality brands, marketing, sales and distribution platforms.

iO has been successful in optimising resort and hotel management structures, designed to deliver high standards of guest experience and satisfaction and to maximise conversion of incremental revenues to the bottom line, with particular focus on:

  • Exceptional service standards
  • Dynamic revenue and yield management and top-line growth
  • Seasonal extension
  • Pre-opening planning and delivery
  • Creative distribution and sales platforms
  • Rigorous operating procedures and financial controls
  • Search, selection, development and mentoring of the on-property executive team
  • Change management and performance turn-around
  • Building successful relationships with brand partners and other affiliates
  • Close alignment with owner and stakeholder interests

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Vacation Real Estate Sales and Home Owner Management

iO has created a number of successful vacation real estate sales platforms and rental schemes which have seamlessly integrated the benefits of real estate ownership with resort operations. iO's services include:

  • Defining and implementing the real estate sales programme, to include unit mix, phasing, buyer profile and target markets, pricing strategy and resale
  • Establishing a seamless purchase process, including mortgage finance and establishing tax efficient purchasing and local ownership structures
  • An in depth understanding of legal frameworks, including sale and purchase contracts, co-owner agreements, rental management agreements and Home Owner Association guidelines
  • Owners rental / yield management and dedicated concierge services
  • Home owner usage plans and vacation ownership exchange schemes
  • Ongoing property maintenance, repairs and improvement programmes
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Asset Management

iO has overseen the development, growth of long term success of many properties, engineered the turn round of high potential but under performing assets and have rehabilitated assets in financial distress. iO has broad and demonstrable experience in the following areas:

  • Short and longer term operations and financial planning
  • Market positioning, including strategic branding and partner affiliations
  • Operations review and recommendations, with regular checks on implementation and meeting of agreed targets
  • Major renovation and refurbishment programmes
  • Repairs, maintenance and property improvements
  • Compliance with various partner arrangements, including management and franchise agreements and partner affiliations, banking and other stakeholder requirements
  • Owners representation
  • Structuring and negotiation of equity and debt finance and associated documentation, due diligence, restructuring and workout planning and management
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Pre-Acquisition Feasibility, Due Diligence and Exit Planning

iO has assisted investors, owners and operators in the pre-acquisition appraisal process and can advise existing stakeholders in defining optimal exit strategies. iO's expertise covers:

  • Market research, due diligence and product definition
  • Peer group and competitive set benchmarking
  • Bespoke real estate sales solutions, including whole ownership and shared ownership models
  • Business planning
  • Brand selection and negotiation/renegotiation of management, franchise and affiliate agreements
  • Defining optimal capital structures and funding arrangements
  • Tax and other regulatory compliance
  • Exit planning
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Concept, Design and Pre-opening Planning

iO has broad experience in concept envisioning, design and pre-opening planning , including:

  • Pre-opening step plan / milestones and budgeting
  • Pre-opening sales and marketing planning to include pricing and distribution
  • Brand / partner selection
  • Technical / back of house design
  • Procurement planning and supply chain management
  • Management information infrastructure, including Property Management System, compliance with Uniform System of Accounts, local and regulatory reporting requirements
  • Defining and overseeing the training program for Standard Operating Procedures, quality assurance and guest satisfaction, including compliance with brand standards and guidelines
  • Search, selection and mentoring of on property executive teams

Projects

  • Date
    April 13, 2017
    This 75-key boutique hotel is located in the village of Sipanska Luka at the northern end of the island of Sipan, situated 12 nautical miles from […]
  • Date
    April 12, 2017
    Marina Preko is located in Northern Dalmatia, on the island of Ugljan and facing the historic city of Zadar.  The recently constructed marina, which was opened […]
  • Date
    April 11, 2017
    iO has two large scale projects in Istria, which form part of a cluster of planned drive-to integrated mixed use resorts, zoned for tourist related development […]
  • Date
    April 10, 2017
    The Preko village development is situated on the island of Ugljan, 20 minutes crossing from the city of Zadar.  The project comprises a boutique hotel, residences […]
  • Client
    Southern Dalmatia
    Date
    April 9, 2017
    Cemprijesi is a mixed use luxury retreat, spread over 44ha on the idyllic island of Sipan.  The project is located in close proximity to iO’s existing […]

Case Studies

Press

March 16, 2017

The Leading Hotels of the World.

The Leading Hotels of the World Introduces Eight New Members to its Curated Collection Uncommon guest experiences await travelers across the globe: bike through Dubrovnik, heli-ski […]

Team

William Crewdson


William was responsible for the concept and launch of iO. He has 12 years of experience in the resort and hospitality sector, as well as more than twenty five years of experience and a successful record in making investments in and building private companies in strategic industries in Central Europe, including Croatia. He has considerable experience negotiating acquisitions and disposals in a variety of industries, of creating management teams combining local and foreign component members, of complex public-to-private transactions, of structuring debt with a wide range of local and foreign banks, and of directing corporate strategy.
 

Julian Houchin


Julian has broad experience in global sales, marketing, distribution, business development and management in the hospitality industry with particular emphasis on pre-opening hotels and turnaround success of underperforming hospitality businesses and assets including vacation residential sales programmes. He has held senior executive positions with Trusthouse Forte Hotels & Resorts, Inter-Continental Hotels & Resorts, Abercrombie & Kent, The Rezidor Hotel Group and Wyndham Worldwide (RCI) and his experience includes mixed-use destination beach front resorts, luxury tented safari camps and 5 star city centre hotels. Whilst at Wyndham Worldwide (RCI), Julian was also Managing Director for NorthCourse, an advisory business providing leisure real estate solutions to resort developers on mixed use and shared ownership real estate developments. During his time at Wyndham Worldwide, Julian was also instrumental in developing two branded license agreements with Luxury Hospitality Brands for the development of High End Destination Clubs. ​
 

Zdenko Leko


Zdenko has 18 years of experience in the Croatian hospitality industry. After returning to Croatia from South Africa and Australia where he also spent 9 years working with Mars Incorporated (Master Foods), in various management roles covering IT, Finance and Sales, he joined HUP Zagreb, one of the largest owners and operators of hotels and resorts in Croatia. During this time he led projects which saw the company's assets more than double, and operations diversify from solely city-based hotels to include a coastal resort portfolio. Zdenko has been closely involved with the Sun Gardens project since its construction, including the roles of Asset Manager, General Manager and Managing Director.
 

Alex Penkul


Alex has over 20 years of experience in global hospitality, covering a wide range of disciplines including asset management and operational review, strategic planning, project appraisal and feasibility studies, pre-opening planning, business re-engineering and turn round, capital structuring, treasury and risk management and investor/owner relations. During his career, Alex has worked with Kerzner International as CFO of One & Only Resorts, the owner and operator of luxury, award winning resorts in the Bahamas, Mauritius, the Maldives, Mexico, Dubai and South Africa. Alex was also Group Treasurer and Planning Director at Queens Moat Houses plc, which owned and operated c. 200 mid-market hotel properties located in the UK, Germany, the Netherlands, France and Belgium. Alex is a chartered accountant, having trained with KPMG in London.
 

Krzysztof Polonka


Krzysztof is a Chartered Financial Analyst and has a broad range of experience in private equity investments in Central and Eastern Europe, having been involved in fund raising and financial restructuring, investment appraisal and the formulation and execution of turn-round strategies including IPO, MBO and joint ventures. Prior to joining iO, Krzysztof was a member of the private equity team at Jupiter Asset Management. Krzysztof holds Masters degrees from the Warsaw School of Economics and ESC Rennes, specialising in finance and international business.
 

Pierre Vacher


Pierre has extensive hospitality operations experience, having managed many of the worlds finest and most sought after hotel and resort assets, including Grosvenor House in London, La Mamounia in Marrakech, Sandy Lane Resort in Barbados, Frégate Island Private Resort in the Seychelles and The Diplomat in Bahrain. During his career, Pierre has managed destination resorts and properties affiliated to the world’s leading brands. He has an exceptional eye for standards and service delivery. Three of the hotels managed by Pierre were “Leading Hotels of the World” the world’s leading hotel network. Pierre has served on hotel company Boards in the UK, Switzerland, Jamaica and the Seychelles and has advised on many new hotel projects in Croatia, Switzerland, Portugal, Bosnia, Russia and Cuba.

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