Groupe Acapace

What Groupe Acapace does

Groupe Acapace is a privately-held French real estate holding company founded in 2005 by Fran\xE7ois Georges and headquartered at Immeuble Link, 28-32 boulevard de Grenelle, 75015 Paris. The group operates three business poles: (1) Les Jardins d'Arcadie, a senior service residence brand with 100 residences in management at end-2025 (projected 120+ by end-2026) targeting autonomous French seniors aged 75-84; (2) Sandaya, a four and five-star outdoor hospitality chain operating 69 campings with 25,000+ pitches across France, Spain, Belgium and Italy, which commercialized 300,000 stays in 2025; and (3) a real estate development activity that includes the luxury Domaine du Montcel hotel (operated under the Wyndham Dolce brand as Dolce Versailles since June 2024), the Village Flottant de Pressac eco-tourism floating village, and mixed residential programs (e.g., Résidence Côté Parc, Saint-Maur-des-Fossés). The group combines development, construction and operations under one roof and reports its FY2023 consolidated turnover at \xAC170M excluding Sandaya group activities, with approximately 2,500 employees and \xAC610M in shareholders' equity.

The core business model is a dual-track sale-leaseback and services operation. Les Jardins d'Arcadie sells apartments to individual investors under French furnished-rental tax schemes (LMP/LMNP), who lease the units back to the operating company; the operating company collects recurring services revenue (dining, activities, concierge, support, 24/7 security) from senior residents, while paying guaranteed rent to investors \u2014 achieving a 95% occupancy rate within 18 months of opening. Sandaya uses direct-to-consumer channels (sandaya.fr with 12M+ annual visitors, multi-country country-specific sites, call center, marketing direct), complemented by wholesale distribution through European tour operators (Thomas Cook in NL/BE/DE, Vacances Soleil, Vacances Select, Brittany Ferries) and enterprise committee sales (over \xAC17M in 2022). Bouygues Immobilier holds 49% in the Les Jardins d'Arcadie exploitation company (since 2019, up from 40% in 2014) and Infravia holds a majority stake in Sandaya (since 2021, acquired from Apax Partners) \u2014 reflecting deliberate financial partner alignment at the asset pole.

Differentiators include category leadership in French senior residences (Marque Préférée des Fran\xE7ais 2022, Meilleure Enseigne Capital 2021), the proprietary VISEHA quality label held by 57 residences (the first senior residence label in France), NF Habitat HQE Maturité 2 certification for new constructions, domotics-equipped residences, and a multi-country scale footprint in outdoor hospitality. The group does not disclose a public technology stack beyond consumer-facing web booking and basic connected-home features in residences.

Name

Groupe Acapace

Legal name

ACAPACE

Website

https://acapace.eu

Company type

Private

Founded year

2005

Operating status

Operating

Headcount range

1,001–5,000 employees

Short description

Groupe Acapace is a French private holding company operating three business poles: Les Jardins d'Arcadie senior service residences, Sandaya upscale outdoor hospitality campgrounds, and mixed real estate development including the Dolce Versailles hotel and floating eco-villages across France and Europe.

Ownership category

akta.pro rank

Product category

Senior Living and Outdoor Hospitality Services

NAICS

RV (Recreational Vehicle) Parks and Recreational Camps (72121), Continuing Care Retirement Communities (623311), Management of Companies and Enterprises (55), Recreational and Vacation Camps (except Campgrounds) (721214), Hotels (except Casino Hotels) and Motels (72111)

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Real Estate Agents & Managers (For Others) (6531), Non-Operating Establishments (9995)

akta.pro primary industry

Resort/Second-Home Community Association Management (BPAJAHAI)

akta.pro secondary industries

KOA/Chain & Franchise Campgrounds (THAMAJAG), Remote/Alternative Accommodation Management (Cabins, Tiny Homes, Glamping) (BPAJAIAG), Eco-Camps & Sustainable Camping Retreats (THAGAOAE)

Keywords

• Senior residence services
• Outdoor hospitality
• Luxury camping resorts
• Real estate development
• Property investment management

Headquarters

HQ city

Paris

HQ country

France

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Supply Chain, Marketing or Sales, Infrastructure, Technology or R&D

Revenue model

1. Les Jardins d'Arcadie - Apartment Sales to Investors: Apartments are sold to individual investors (LMP/LMNP schemes) who lease them back to the operating company. The group retains exploitation rights while investors receive rental income.
2. Les Jardins d'Arcadie - Property Management/Exploitation: Long-term exploitation of senior residences with 95% occupancy rate achieved 18 months after opening. Revenue from rental services including daily meals, activities, concierge, and support services.
3. Sandaya - Camping Resort Operations: Direct camping resort operations across 69 campings in France, Spain, Belgium, and Italy. Revenue from accommodation bookings, with 300,000 stays commercialized in 2025.
4. Real Estate Development - Other Activities: Mixed real estate promotion including residential and commercial development, both new construction and renovation/rehabilitation projects. Includes Domaine du Montcel luxury hotel resort.
5. Sandaya - Enterprise Committee Sales: B2B sales to enterprise committees for employee vacation benefits, generating over €17 million in revenue in 2022.

Go-to-market motion2 records

Distribution channels6 records

Marketing channels6 records

Core offering

Groupe Acapace is a privately-held French holding company that develops, builds, and operates senior service residences under the Les Jardins d'Arcadie brand (100 residences in management, end-2025) and 4-5 star outdoor camping resorts under the Sandaya brand (69 campings across France, Spain, Belgium and Italy). It also conducts other real estate activities including mixed residential development, the Village Flottant de Pressac floating eco-accommodation, and the Domaine du Montcel resort hotel operated under Wyndham Dolce. The group combines property development, construction, and long-term operations across its portfolio.

Product overview

Groupe ACAPACE operates as a real estate development group with three main business lines: (1) Les Jardins d'Arcadie - senior living residence services; (2) Sandaya - 4-5 star outdoor hospitality/camping; and (3) other activities including mixed-use property development, resort operations (Domaine du Montcel), and the Village Flottant de Pressac floating accommodation. The group combines development, construction, and management expertise across its portfolio of residential, hospitality, and leisure properties.

Differentiator

Problem solved

Functional benefit

Products and services

• Les Jardins d'Arcadie Senior Service Residences Chain of 100 senior service residences in France for autonomous (non-dependent) elderly people, offering adapted apartments with domotics, communal spaces, dining services, activities, concierge, and 24/7 security. Achieves 95% occupancy within 18 months of opening.
• Sandaya Camping Resorts Network of 69 four and five-star outdoor camping resorts across France, Spain, Belgium, and Italy, offering 25,000+ pitches and a range of accommodations from pitches and mobile homes to premium cottages. Commercialized 300,000 stays in 2025.
• Domaine du Montcel Resort Hotel Four-star 178-room resort hotel and conference center with 14 meeting rooms, 550m² ballroom, restaurant seating 230, fitness center, and 600m² SPA, operated under the Wyndham Dolce by Wyndham Versailles brand.
• Village Flottant de Pressac Natural aquatic site with floating accommodations including 22 floating cabins, 5 African-style huts, 8 tent-lodges, and 30 eco-cottages, plus restaurants and water activities, welcoming over 10,000 vacationers annually.
• Résidence Côté Parc Luxury residential development in Saint-Maur-des-Fossés featuring 17 apartments from 2 to 4 rooms in Art Deco style architecture, with underground parking.
• Le Clos de La Croix-Chemin Mixed residential program in Saint-Malo comprising 34 individual houses and 12 apartments within a walled park.

Quantifiable outcome

• 95% occupancy rate achieved within 18 months of residence opening
• +2 more outcomes

Named customers3 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Six partnerships are on record, tiered major, minor and core.

• Wyndham Hotels & Resorts (Dolce)majorOEM/ Whitelabel/ Licensing Partner · 1 January 2024Wyndham operates Domaine du Montcel under Dolce brand as conference and seminar resort. Wyndham is world's 4th largest hotel operator. Hotel opened June 2024 as Dolce Versailles.
• Apprentis d'AuteuilminorStrategic or Co-development Partner · 1 January 2021Partnership to train young people supported by Apprentis d'Auteuil in outdoor hospitality careers and provide camping vacations to underprivileged families.
• Poste Immo (Groupe La Poste)coreStrategic or Co-development Partner · 1 January 2020Partnership to develop senior residences in repurposed postal buildings in French city centers. First project: Strasbourg Post Office conversion (84 apartments) opening 2022. Additional sites planned in Châteauroux, Brest, and Saint-Étienne.
• Baia HolidaymajorChannel Partner/ Reseller/ Distributor · 1 January 2019Partnership extending Sandaya's network in Italy with two new destinations (Camping Roma Capitol and Baia Blu La Tortuga in Sardinia), bringing total to 27 establishments.
• Bouygues ImmobiliercoreStrategic or Co-development Partner · 1 January 2014Strategic partnership since 2014 with 40% stake, increased to 49% in 2019 in Les Jardins d'Arcadie exploitation company. Joint structures created for new real estate development operations, targeting 10-12 new residences annually (1,000-1,200 apartments).
• SOFIVALmajorStrategic or Co-development Partner · 1 January 201350/50 ownership partnership for Domaine du Montcel resort-hotel in Jouy-en-Josas (78). ACAPACE and SOFIVAL jointly acquired the site and retain property and business ownership.

Scale indicators10 records

Recent moves10 records

Expansion highlights7 records

Direct peers

• DOMITYS: France's leading operator of senior service residences, with a national footprint of more than 100 residences. Directly competes with Les Jardins d'Arcadie for autonomous seniors, investors, and new development sites across France.
• Yelloh! Village: French franchise network of 4–5 star campings with roughly 130+ sites across Europe. Closest like-for-like peer to Sandaya in chain structure, target customer (premium family campers), and tour-operator distribution model.
• Vacanceselect (Vacansoleil): European camping and mobile-home specialist operating multiple brands (Vacanceselect, Vacansoleil). Direct competitor to Sandaya on European 4–5 star campsite inventory and tour-operator distribution.
• Odalys Groupe: French vacation rental and camping operator with residences, campsites, and resorts across Europe. Overlaps with Sandaya on outdoor hospitality and with Acapace on mixed vacation-property development.

Emerging players

• Huttopia: French operator of nature camps and glamping villages across France, Canada, and the Netherlands. Overlaps with Sandaya's premium outdoor positioning and Village Flottant de Pressac's eco-tourism focus.
• Heurus: Independent French operator of senior services residences with a smaller, developing footprint. Competes with Les Jardins d'Arcadie for autonomous seniors and institutional real estate partners.

Broad incumbents

• Belambra Clubs: French vacation-village operator with 50+ resort sites across France. Comparable to Acapace's mix of vacation lodging and managed property assets, and overlaps with Domaine du Montcel for conference/group business.
• European Camping Group (ECG): Owner-operator of multiple premium camping brands (Homair, Alannia, Tohapi, etc.) backed by KKR. Comparable to Sandaya in scale and pan-European footprint, with broader multi-brand portfolio across price points.
• Pierre et Vacances-Center Parcs: Listed French operator of vacation villages and short-stay residences across Europe. Comparable to Acapace in combining real estate development, vacation lodging, and resort operations at scale.

Others

• Bouygues Immobilier: Major French real estate developer that holds 49% of Les Jardins d'Arcadie exploitation and is a co-development partner. A strategic investor rather than a competitor, but a critical counterparty whose economics directly shape Acapace's senior-residence development pipeline.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/groupe-acapace
• Facebookfacebook.com/GroupeAcapace

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 records

Subsidiaries4 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Groupe Acapace