SKI-INN RUKAVALLEY

R U K AVA L L E Y 1

S K I - I N N R U K AVA L L E Y

N E W P E D E S T R I A N V I L L AG E W I T HU N I Q U E C O N N E C T I O N TO N AT U R E

H I G H E S T Q U A L I T Y S K I - I N N A PA R T M E N T S N O W AVA I L A B L E B E T W E E N VA LTAVA A R A N AT U R A L

R E S E RV E A N D R U K A S K I R E S O R T .

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I S S TA R T I N GI N R U K A

Taking the surrounding nature into con-

sideration is characteristic to Ruka’s

long-term development. Our partner in

resort master planning is Canada-based

Ecosign Mountain Planners, which is the

world leader in creative design solutions

for mountain resorts. RukaVillage, the

unique pedestrian village in Ruka west is

the result of the first master plan origi-

nated 10 years ago. Now it is time to con-

struct a diff erent but as unique concept

to Ruka east, named RukaValley. Tran-

sition between the villages is going to

be fast and easy thanks to the new Vil-

lage-2-Valley scenic gondola.

R U K AVA L L E Y S E T T L E S N E X T T O VA LTAVA A R A N AT U R E R E S E R V E

The location of new RukaValley between

the ski slopes and Valtavaara nature re-

serve is unique. In addition to ski slopes,

all hiking and skiing trails start literally by

the door, continuing all the way to Oulan-

ka National Park. The buildings in Ruka-

Valley will have wooden facades and the

area is designed to have unique charac-

ter inspired by the surrounding nature.

RukaValley’s area plan aims to create

1700 new ski-in ski-out bed places. 400

of them will be placed to the new hotel

RukaValley that will be built in the first

construction phase. These new invest-

ments are targeted to attract especially

international tourists to Ruka.

N E W S C E N I C V I L L A G E 2 VA L L E Y- G O N D O L A A N D N E W E X P R E S S - C H A I R L I F T S TA R T E D T H E D E V E L O P M E N T O F R U K AVA L L E Y I N FA L L 2 0 1 8 .

G O N D O L A U N I T E S T H E T WOV I L L AG E S A N D T H E I R S E RV I C E S

The new scenic gondola traversing over

the mountain from RukaVillage to Ru-

kaValley will take skiers, pedestrians,

baby strollers and bikers across the top

of Saarua in six minutes, all year round.

Gondola makes it easy for the guests

to enjoy restaurants and other services

easily on both sides of the mountain.

1 5 M I L L I O N E U R O I N V E S T -M E N T S T O R U K A S K I S L O P E S

In addition to the scenic gondola, Ruka

ski resort has build a new VillageExpress

chairlift to the front slopes in RukaVillage.

It is fast, 6-seater chairlift with a see-

through cover. 4-seater chairlift Saaru-

aExpress and the renewed Family Park

in the heart of RukaValley opened for

the winter season 2017–2018. These im-

provements are part of the 15 million in-

vestments to ski slopes and ski lifts that

will increase the ski lift capacity by over

20 %. Ruka ski resort’s strategic objective

is to be the best ski resort in the world

for families.

R I G H T T I M E T O I N V E S TI N R U K A

The unique nature, clean air and security

of Kuusamo and Lapland are attracting

tourists at an increasing rate and Ruka

tourist region is continuing its strong

growth and development. Internation-

al overnight stays in Kuusamo had a 30

% increase in year 2017 and growth has

continued in 2018 and 2019.

Construction works in RukaValley start-

ed in June 2018 and the new Hotel Ruka-

Valley will open in December 2019.

This brochure will give more details on

how You can be part of the development

in Ruka and why to invest on RukaValley

and the leisure time of Your family.

A N E W E R A

R U K AVA L L E Y

R U K AVA L L E YR U K AVA L L E Y4 5

H O T E L R U K AVA L L E Y I S T H E

H OT E L R U K AVA L L E Y W I L L B E T H E H I G H E S T Q U A L I T Y S K I - I N N - LO C AT I O N I N R U K A . T H E C O N C E P T O F T H E H OT E L I S A R E S U LT O F 1 0 Y E A R S O F E X P E R I E N C E F R O M N E A R LY 4 0 0 S K I - I N N A PA R T M E N T S T H AT R U K A H A S A L R E A DY I M P L E M E N T E D .

Hotel RukaValley will be the first hotel in the new vil-

lage and it will have 58 rooms and 59 apartments. The

hotel will have the best location of the village right next

to the gondola and Family Park. This is the closest you

will get to the best ski slopes of Finland. Rooms and

apartments will have views to the top of Ruka and to

Valtavaara nature reserve. The choice is yours.

Hotel and the apartments will be constructed with

high quality materials inside and outside. The skele-

tal structure of the building is silent and durable con-

crete and the facade is made of warm wood. Northern

wood will be used as a material in the interiors of the

apartments as well. Corner apartments will have out-

door hot tubs giving a touch of luxury.

RukaValley will be heated with environmentally friend-

ly district heating and all apartments will have a pleas-

ant under-floor heating. Easy skiing, environment and

comfortable living are the basis of all planning and de-

sign of Hotel RukaValley. Two restaurants with lobby

bars, rental store, activity program services and a mini-

market are located right next to the hotel reception.

Ski-Inn PyhäLinna apartments at Pyhä ski resort give

a good example of the atmosphere and design that

Hotel RukaValley will also provide for the guests. Pyhä-

Linna apartments were completed in December 2017.

Following pages will give a more detailed presentation

of the rooms and services of Hotel RukaValley.

The clean nature of

Kuusamo is Ruka’s main

attraction. RukaValley

will provide accommo-

dation as close to nature

as possible.

W A R M H E A R T

Location of Hotel RukaValley is the best

in new developing village, right beside the

gondola and Family Park. In springtime,

the terraces are basking in the sun.

O F T H E N E W V I L L A G E


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R U K AVA L L E YA PA R T M E N T T Y P E S

RukaValley’s floor plans are presented

on this spread in layers. The exact loca-

tion of the hotel in relation to Ski Bistro

and the upcoming gondola station is also

shown in the layout of the first floor.

The diff erent apartment types are sepa-

rated by colour codes in floor layers and

introduced in more detail on the next

pages with their starting from prices. You

can find the exact prices of the apart-

ments from a separate price list and at

www.ruka.fi/valley, from which you can

also find the link to the reservation sta-

tus of the apartments.

The civil shelter on the street level func-

tions as a ski storage for the apartments.

On second floor, there’s a business cen-

tre workspace as well as a clothing main-

tenance room with a washing machine

for hotel guests’ to share. The rights to

any changes are reserved, especially in

terms of commercial premises, which are

preliminary plans.

Gondola

station

Ski Bistro

C O M M E R C I A L P R E M I S E S

S T O R A G E S A N DM A I N T E N A N C E

New scenic gondola opened in November 2018. Gondola operates 9 am – 11 pm

in winter time and 10 am – 6 pm in summer time. Ride is free with valid skipass.

Also Skibus operates from RukaValley to Ruka area.


28R U K AV A L L E Y

R U K A VA L L E Y 2 8 S T U D I O A N D L U X R O O M S

60 cosy and light rooms form the core of

Hotel RukaValley.

Both room types have perfect furnish-

ing and equipment. Minikitchen contains

a fridge, microwave oven, coff ee machine

and tableware for 4 people. You can

adore the mountain views from the win-

dow of your private sauna. Storing prem-

ises are extremely good, and also the

space underneath the benches has been

utilized for closets.

32R U K A

V A L L E Y

R U K A VA L L E Y 3 2 FA M I LY I S A P E R F E C T C H O I C E F O R FA M I LY H O L I D AY S W I T H

Family’s room height is exceptional-

ly high, 320 cm, which is 50 cm higher

than normally. This creates a great sense

of space in the apartment and off ers the

kids the chance to sleep in their own

sleeping balcony above the kitchen islet.

The apartment is perfectly equipped,

kitchen has an oven and tableware for 8

R U K A VA L L E Y 2 8 P R I C E S :

Selling price 64 500 – 77 600 eur

Company loan 56 840 eurUnlevered price 121 340 – 134 440 eur

In Lux room you’ve got your own terrace

and bathtub. Beds are especially impres-

sive, 100 cm wide and 210 cm long. Stu-

dio rooms have two 90 x 200 sized beds

and possibility for an extra bed, which is

ideal especially for a small family.

Studio and Lux rooms are in the same

rental pool, which means that their prof-

its are evened out to enable eff icient ho-

tel business. As an investment, rooms

are the best, since their utilization rate

and especially their relative rental reve-

nue has traditionally been the highest in

Ski-Inn properties.

people. Family apartment has its own en-

trance and small terrace, both of which

guarantee privacy. There’s a lockable

storage for skis, sleds and other out-

door equipment inside the terrace’s

bench. Thanks to its careful design, the

32-square-meter Family apartment fits

in all things necessary for family holiday

with kids.


Sales price 67 950 – 70 550 eur


Prices include full furniture package (approx. 9 000

eur) and land share 9240 eur (330 €/m2). Estimated VAT

refund for investors is 16 800 eur (600 €/m2).

Prices include full furniture package (approx. 11 000 eur) and

land share 10 395 eur (330 €/m2). Estimated VAT refund for

investors is 19 200 eur (600 €/m2).

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R U K AVA L L E YR U K AVA L L E Y1 0 1 1

48R U K AV A L L E Y

R U K A VA L L E Y 4 8 O F F E R S M O D E R N H O L I D AY E X P E R I E N C E W I T H O U T C O M P R O M I S I N G O N S PA C E

The design of RukaValley48 apartment

is based on our most popular Ski-Inn unit

type, RukaSuites43. To meet our guests’

wishes, the additional space of the apart-

ment has been used in the more spacious

sauna compartment, bigger bedrooms and

trendy kitchen islet. Fully equipped kitch-

en allows eff ortless cooking and the living

room has entrance to private balcony, from

which you can adore views either to the di-

rection of the slopes or Valtavaara.

58R U K A

V A L L E Y

R U K A VA L L E Y 5 8 A D D S Q U A L I T Y T O Y O U R F E L L H O L I D AY

RukaValley58 is the choice of bigger fami-

lies or two couples. Main bedroom is really

spacious and has its own WC and shower.

Next to the fully equipped kitchen, there’s

a spacious dining space, where the cosy

bench sofa and the big dining table guar-

antee relaxed socialising even for a bigger

group of skiers.

Bright sauna compartment is real luxury,

not to forget the views its sauna off ers to

the mountains. Sauna terrace has a heated

outdoor hot tub, in which it’s nice to warm

up your muscles after a skiing day.


Sales price 90 200 – 118 100 eur



Sales price 120 050 – 131 850 eur


RukaValley58 corner apartments with

hot tubs are situated at the ends of the

second and third floor and are the hotel’s

greatest apartments.

According to Hotel RukaVillage’s policy, the

client can pay separately from the use of

hot tub if requested. With this compensa-

tion all the costs from the hot tub are cov-

ered for the company.

Prices include full furniture package (approx. 17 000 eur)

and land share 15 840 eur (330 €/m2). Estimated VAT

refund for investors is 28 800 eur (600 €/m2).Prices include full furniture package (approx. 20 000

eur) and land share 19 140 eur (330 €/m2). Estimated VAT

refund for investors is 34 800 eur (600 €/m2).

The bright main bedroom has volumi-

nous beds and plenty of storing space.

Depending on the need, two single beds

in the sleeping alcove can either be put

together or separated, which makes

the apartment meet the needs of ei-

ther families or two couples. This apart-

ment has it all without compromising on

square meters.

Storing space

underneath the

benches, on the

room’s side

R U K AVA L L E YR U K AVA L L E Y1 2 1 3

U N I Q U E 4 6 ( 2 2 3 , 3 2 5 ) U N I Q U E 4 7 ( 2 2 8 , 3 2 8 ) U N I Q U E 5 1 ( 2 2 1 , 3 2 3 , 4 0 9 )

U N I Q U E 5 7 ( 2 1 8 , 3 1 8 , 4 0 4 )

U N I Q U E 7 5 ( 4 1 1 ) U N I Q U E 7 6 ( 4 1 2 )

U N I Q U E 74 ( 4 0 1 )

U N I Q U E 8 7 ( 4 1 4 )

U N I Q U E 5 8 ( 4 0 0 , 4 1 5 , 4 1 8 )

UNIQUER U K AV A L L E Y

R U K A VA L L E Y U N I Q U E M E A N S F R E E D O M O F C H O I C E

As their name suggests, Unique apart-

ments are unique for their floor plan as for

their interior design. For this reason, the

apartments are not rented under the prod-

uct brand Ski-Inn, but the owner can free-

ly choose how the apartments are used.

When you contact our sales department in

time, you can even take part in the planning

of your apartment’s layout.

You can see the location of the apartments

from the page 7 floor layouts. On the next

page, there are preliminary floor layouts for

the diff erent sized apartments. The owner

can purchase the preferred movables and

furnishing to the apartment or ask for an

off er for a furniture package customized to

fit one’s own apartment.

Unique apartments’ maintenance charge

is lower, since the owner pays directly for

e.g. the used electricity and furnishing ac-

cording to the realised costs. If the owner

so prefers, the hotel off ers cleaning and re-

ception services for the apartment.

There are only 12 Unique apartments, so it’s

recommended to act fast. Prices for Unique

apartments can be found from a separate

price list or at www.ruka.fi/valleyunique.

Below there are some interior design photos from Ski-Inn Pyhälinna that was completed in Christmas

2017. These photos present the level of quality and interior design choices of RukaValley apartments.

Rights to any changes are reserved.

R U K AVA L L E YR U K AVA L L E Y1 4 1 5R U K AVA L L E Y 1 5

Customers

Marketing &renting

Reclamations

Calculations tothe tax authorities

Finance &money transactions

Reception /key handover

Cleaning &linen

Maintenance &repairs

Realestate

Contracts

Customers3

Maintenancecompany

Apartmentsowners1

2

444

5

Real estatecompany

report on the rental revenues

maintenance contract

Ski-Inn – your hassle-freeholiday home .

Ski-Inn is a simple and pro table way to own your piece of Ruka or Pyhä Ski Resort. This is how Ski-Inn works:

1. Owners own shares in a real estate company

2. Ski-Inn is the maintenance company chosen by the real estate company

Maintenance company Ski-Inn Hotels & Apartments Oy rents out the apartment according to the maintenance agreement when the owner is not using it. Similar apartments form a rental pool, and the pro ts are shared between the members of the pool.

3. Customers generate the pro ts

Ski-Inn sells and markets apartments and receives 100% of the accommodation fee from the holidaymaker without deductions.

4. Ski-Inn takes care of everything

Maintenance company Ski-Inn takes care of the maintenance, sales, marketing, reception, administration and transactions for the apartments on behalf of the owners.

5. Ski-Inn forwards the pro ts to the owners

Ski-Inn compiles a report on the rental revenues for each owner twice a year, at the end of both the summer and winter seasons. The report presents the proceeds and expenses of the apartment as well as the nal pro t. The report includes detailed instructions and calculations for taxation and other accounting purposes.

The structure of proceeds and expenses is described in more detail on the next page.

Ski-Inn makes ownership easySki-Inn apartments are always located at the heart of ski resorts and offer uniquely effortless ownership.

When renting out an ordinary holiday apartment, the owner must handle the actual renting, hand over the keys, clean the apartment, wash the linen, carry out small and large repairs, ensure water and power supply and take care of any complaints. The owner can handle some of these tasks personally oroutsource them. However, the outsourced workers must be instructed and supervised, and their invoicesmust be checked and paid. The owner is also responsible for buying furniture. In addition to monthly invoices, the owners can easily nd themselves looking at more than 100 invoices annually, and these need to be calculated for taxation.

In the Ski-Inn model, the owner can relax and trust the maintenance company to take care of everything professionally and ef ciently. You can focus on your holiday and rest assured that your apartment is in good hands and will remain in excellent condition.

Return from your holiday, start seeing rental revenuesThe location of Ski-Inn apartments at the heart of ski resorts ensures the pro tability of the accommodation business. When you go home, the Ski-Inn maintenance company rents out the apartment to customers of the resorts, adding to your rental revenues.

Owners’ discount of 25% and other bene ts Ski-Inn offers its owners the chance to rent other Ski-Inn apartments with a partner discount of 25% outside peak seasons. We also offer varying seasonal bene ts, such as season ski passes toRuka and Pyhä.

Ski-Inn ltd facts in brief• Established in 2004, turnover

approx. EUR 7 million (2018)• Pro t EUR 150,000 (2018) • 427 Ski-Inn apartments in Ruka, 76 in Pyhä. • 100% subsidiary of Rukakeskus Ltd, which has

operated Ruka since 1973 and Pyhä since 1987 (AAA credit rating, 28 meur turnover).

• The main goal of the company is to maximisethe occupancy rate of the apartments and, asa result, maximise the owners’ rental revenues

• According to the maintenance agreement, the company pays any revenues exceeding 5% tothe owners as additional rent

Usual procedure of owning and renting an apartment

Real estatecompany

Housing company debt and interest(charge for financial costs)

Maintenancecharges

5

6

Cleaning

Personal usecosts

1

2

3

4

Sales &marketing

Reception &administration

Maintenancecompany

Customers

100%

60-65%

Ski-Inn Hotels & Apartments Oy (1905064-9) Rukankyläntie 8, 93830 Rukatunturiski-inn@ruka. , www.ski-inn. /en/owners

Structure of proceeds and expenses1. Accommodation paid for by the customer is forwarded to the maintenance company in full

2. Ski-Inn maintenance company manages the operations and the expenses of the operations with the proceeds from customers:

a. Cleaning, linen, supplier about 13% b. Sales, marketing, credit card payments about 13%c. Hotel reception services, administration, HR costs, owner services about 6%d. Ski-Inn result about 2–3%

3. Ski-Inn pays 60–65% of the realised overall pro t of the accommodation business to the owners as rent, depending on the apartment type

Your rental revenue will be determined by the pro ts of the entire pool, not just your own apartment.

4. The real estate company collects a maintenance charge and potential charge for nancial costs from the owners

Ski-Inn pays the charges on behalf of the owner on a monthly basis. This avoids unnecessary transactions and invoicing of the owners.

5. Maintenance charges cover, for example, water, electricity, real estate tax, Internet connections, repairs of movables, property maintenance and housing management

The owners will have no other maintenance expenses from the apartment.

6. If the apartment has housing company debt, the real estate company collects a charge for nancial costs from the owner in June

The real estate company uses the charge for nancial costs to pay off the housing company

debt and related interest.

Owner’s Use of the apartment 7+7 weeksYou can use your Ski-Inn apartment for 49 days in the winter and 49 days in the summer, a total of 14 weeks. You can choose any days you like. The more days and the more valuable time of year you choose, the more your Owner’s Use of the apartment will impact your revenues. However, your rental revenues will not decrease more than about one third of the value of your Owner’s Use. You can allow anyone to use the apartment during your Owner’s Use, but only the maintenance company has the right to rent out the apartment.

The apartment will always be cleaned and ready for you when you arrive. The costs of cleaning and washing linen will be covered with a cost compensation from Owner’s Use. You can also make last-minute reservations during slower seasons, which will not reduce your revenues. Currently, Owner’s Use during the slower summer season will not decrease your revenues.

Investor and VAT refundNearly half of all Ski-Inn apartments are rented to the maintenance company all year round without the option of Owner’s Use. This means that the value added tax related to the construction of the apartments can be returned to the owner. Depending on the apartment, the VAT refund is about EUR 600–800 per m2. You can also deduct the value added tax of maintenance charges and reduce charge expenses by about 20%. In this case, however, you will not be able to personally use your apartment unless you rent it on market terms. The other owners’ bene ts will be available to you.

If you intend to use the apartment yourself only occasionally (e.g. less than 2 weeks a year), we recommend considering VAT ownership. The VAT status of the apartment can be changed once a year. We will give you more detailed instructions on becoming liable to pay value added tax and paying VAT.

Example of proceeds and expenses Ski-Inn openly presents the realised rent proceeds and charge expenses of all apartment types at www.ski-inn. /tuotot. The example below presents the realised gures of our rst and largest rental pool, RukaSuites43, from the summer of 2017 and the winter of 2017–18. The maintenance charge for a VAT-liable investment apartment is lower by the amount of added-value tax. In the example, Owner’s Use has accounted for EUR 3,000, reducing the owner’s rental revenues by about one third. Past performance is no guarantee of future results, and the maintenance company cannot guarantee future pro ts. The realised occupancy rate for each apartment type and the mean price have the largest impact on pro t.

If the apartment has housing company debt, Ski-Inn will pay the interest and part payment on the owner’s behalf and deduct them from the net pro ts. If the rental revenues do not cover the entire part payment of the housing company debt, Ski-Inn will invoice the difference from the owner in connection with payment. In practice, paying for the housing company debt can be considered pro t for the owner from the apartment. The part payment and interest are tax-deductible as the real estate company enters the received charges for nancial costs as income.

1

2 Sales VAT 0%Rental revenues to owner Owner’s UseMaintenance charge

Net pro t(before housing company debt)

15,68510,195

- 2,808 7,387

(100%)(65%)

(-18%)

(47%)

15,685

10,195 - 1,000 - 3,354

5,841

(100%)(65%)

(-10%)(-21%)

(37%)

Subject to VAT Owner’s Use

Select your Ski-Inn ownership:

R U K AVA L L E Y1 6

The property’s contractor and apartment shares vendor

is Oulun Rakennusteho ltd (credit rating AA), that has

constructed all Ruka’s over 300 Ski-Inn apartments

with Rukakeskus ltd since 2004. Rukakeskus ltd is well

established family business (credit rating AAA), that has

operated Ruka ski resort since 1973.

R U K A V A L L E Y S A L E S A N D

R E S E R V A T I O N S

J U K K A P O U K K U L AT E L : + 3 5 8 4 0 7 6 4 9 0 8 5

J U K K A . P O U K K U L A @ R A K E N N U S T E H O . F I

J E R E C A S T R É N

T E L : + 3 5 8 5 0 5 5 0 0 1 4 2J E R E . C A S T R E N @ R A K E N N U S T E H O . F I

R U K A V A L L E Y B O O K I N G S T A T U S A N D M O S T U P T O D A T E

A D D I T I O N A L I N F O R M A T I O N :

W W W . R U K A . F I / V A L L E Y

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SKI-INN RUKAVALLEY