Plan Underlay Calibration
Prince Edward County • 1905 IOOF Fraternal Landmark • Asset Disposition
A ~10,000 SF Luxury Estate
& Grand Piano Salon.
Originally constructed in 1905 for the Independent Order of Odd Fellows (IOOF) and later housing central financial institutions, 229 Main Street is an approximately 9,000–10,000 square foot brick and cut-limestone heritage landmark in downtown Picton. Currently configured as a monumental ~10,000 sq ft 3-level walk-up luxury private residence & estate across Floors 1, 2, and 3 (11,960 SF gross). Presenting turnkey hospitality conversion options: an 8-key ultra-luxury boutique hotel, grand salon with concert grand piano, 30-foot gourmet chef's kitchen, restored 1905 bank vault / wine cellar, tournament billiard lounge, sunken 3-tier cinema, and third-floor Master Penthouse Suite with harbour views.
Scale & Footprint
11,960 SF Gross
~10,000 SF Net Interior Living/Comm
Level 1 Commercial
3,350 SF Leased
+ 320 SF Private Residential Foyer
Level 2 Grand Salon
4,680 SF Plate
Piano, 30' Kitchen, Billiard & Cinema
Level 3 Penthouse
2,850 SF Sanctuary
570 SF Master Suite + 270 SF Spa Bath
iPhone 14 Pro Max LiDAR Reality Capture & CAD Calibration
Certified Physical Dimensions & Structural Envelope
Physical metrics surveyed via millimeter-accurate LiDAR reality capture (Sept 4, 2026, 248,174 nodes, 316,835 polygon faces) and calibrated in Blender 5.2 LTS against original architectural surveys.
Facade Width (Main St Frontage)
113'-10" [34.70 m]
Monumental downtown street presence
Overall Building Depth
41'-1" [12.53 m]
Dual north/south daylight exposures
Level 1 Clear Height
8'-11" [2.72 m]
Street foyer & commercial leased retail
Level 2 Clear Height (Grand Salon)
9'-3 1/2" [2.83 m]
Soaring heritage entertaining ceilings
Level 3 Clear Height (Penthouse)
8'-8" [2.64 m]
Cathedral exposed timber tie-beams
Interstitial Joist Plenum
24.0 in [610 mm]
Heavy timber floor joist acoustic cavity
Finished Floor Elevations
+0' / +13'-5" / +24'-9"
0.00 m / 4.10 m / 7.55 m Grade Datum
Canadian Drafting Standard
Dual Imperial / Metric
Full parity with certified CAD SVGs
Architectural Provenance • Est. 1905
The Historic IOOF Landmark at 229 Main Street
In downtown Picton, 229 Main Street is an approximately 9,000–10,000 square foot commercial and residential brick and cut-limestone building constructed in 1905 for the Independent Order of Odd Fellows (IOOF). Over the past century, it served as a civic fraternal hall and housed financial institutions, anchoring the streetscape with ground-floor commercial space and upper-level residences within Picton's central heritage corridor.
1905 Bank Vault → 2008 Wine Cellar
The original 2-foot solid limestone bank vault was meticulously converted into a climate-controlled walk-in wine cellar during an extensive 2008 restoration.
Main & Ross Streetscape Anchor
Commanding 113'-10" of prime Main Street frontage: smooth-cut light limestone ashlar ground floor with twin neoclassical porticos, buff brick upper storeys, and heavy bracketed cornice.
229 Main Street — Comprehensive Multi-Level Architectural & Spatial Program Schedule
Total Footprint: 11,960 SF Gross
Net Area: ~10,000 SF Living/Comm
Levels: Floors 1, 2 & 3 (Full Parity)
| Space / Suite ID | Floor | Spatial Title | Dimensions (Imperial / Metric) | Net Area | Key Architectural Program & Luxury Features | Exposure | Status / Valuation Driver |
|---|---|---|---|---|---|---|---|
| Commercial Suite | Level 1 | Prime Downtown Leased Retail Storefront | 105'-2" × 40'-1" Max [32.05m × 12.22m] | 3,350 SF [311.2 m²] | Arched display windows, covered vestibule, 2-hr fire separation, conference boardroom (795 SF), flex display gallery | Main Street South | $165,000 / yr Net NOI |
| Res. Foyer | Level 1 | Main Residential Private Walk-Up Foyer | 29'-6" × 12'-3" [8.99m × 3.73m] | 320 SF [29.7 m²] | Discreet Main St private entry door, grand winder staircase to Level 2, vestibule bench, lightwell base | Main Street South | Private Estate Access |
| Storage Vault | Level 1 | Secure Storage & Mechanical Facility | 28'-1" × 9'-4" [8.55m × 2.84m] | 220 SF [20.4 m²] | Lockable tenant storage lockers 1–4, spare equipment racks, 2-hour separation | Interior North | Secure Storage Asset |
| West Salon | Level 2 | The West Music & Living Grand Salon | 23'-8" × 21'-0" [7.21m × 6.40m] | 497 SF [46.2 m²] | White concert baby grand piano, ornate carved limestone gas fireplace, French oak herringbone floors, 9'-3.5" clear height | Main St South & West | Primary Entertaining Salon |
| South Lounge | Level 2 | South Reading & Reception Lounge | 23'-8" × 15'-1" [7.21m × 4.60m] | 358 SF [33.3 m²] | Tall acoustic sash windows, bespoke cocktail banquettes, daylight gallery passage | Main Street South | Reception Lounge |
| Chef's Kitchen | Level 2 | Massive Gourmet Chef's Culinary Showcase | 30'-8" × 15'-6" [9.35m × 4.72m] | 475 SF [44.1 m²] | 12'-6" Calacatta marble waterfall island, 5-seat bar, 48" pro range & hood, Sub-Zero, double wall ovens, walk-in pantry, wine cooler | North Courtyard | Luxury Culinary Center |
| Stone Vault | Level 2 | Central Stone Vault & Solid Rock Spine | 15'-9" × 14'-5" [4.80m × 4.39m] | 228 SF [21.2 m²] | 2'-0" solid Prince Edward County limestone structural core, original 1905 bank vault converted to climate-controlled wine cellar in 2008 restoration | Central Structural Core | Architectural Anchor |
| Executive Study | Level 2 | Executive Office & Private Library | 13'-2" × 10'-6" [4.00m × 3.20m] | 138 SF [12.8 m²] | Enclosed private executive workspace, walnut millwork shelving, acoustic glass door | North Courtyard | Private Work Sanctuary |
| Billiard Salon | Level 2 | The Great Billiard & Game Salon | 24'-0" × 17'-6" [7.32m × 5.33m] | 420 SF [39.0 m²] | Regulation 9-ft tournament billiard table, brass linear pendant lighting, leather club lounge retreat, overlook ledge | North Courtyard | Game Salon Amenity |
| Private Cinema | Level 2 | Sunken Movie Theatre & Screening Room | 24'-0" × 19'-0" [7.32m × 5.79m] | 456 SF [42.4 m²] | Sunken lower volume, 3 tiered riser seating platforms (+7'-4", +8'-5", +9'-6"), 100" 4K cinema screen, concession bar & blackout drapery | East Sound-Isolated Wing | Private Screening Cinema |
| Master Penthouse | Level 3 | Primary Master Penthouse Suite & Alcove | 28'-4" × 20'-10" + 8'-6" × 15'-6" | 570 SF [53.0 m²] | Cathedral ceiling with exposed dark timber collar beams, limestone wall, custom king bed, reading alcove, Picton harbour views | North & East Corner | Primary Master Wing |
| Master Ensuite | Level 3 | Master Spa Ensuite Bathroom | 22'-4" × 15'-0" [6.81m × 4.57m] | 270 SF [25.1 m²] | Freestanding oval stone soaking tub, bookmatched Calacatta marble slab, dual walnut floating vanity, frameless rainfall wet-room | North Daylight Window | Luxury Wellness Spa |
| Dressing Salon | Level 3 | Master Walk-In Luxury Wardrobe Salon | 14'-4" × 15'-0" [4.37m × 4.57m] | 238 SF [22.1 m²] | Situated directly above L2 grand stairwell, central island with velvet-lined drawers, full-height custom oak wardrobe millwork | Interior Lightwell | Luxury Wardrobe Suite |
| Suite 2 (Central) | Level 3 | Upper Bedroom Suite 2 (Stone Vault Core) | 21'-2" × 22'-6" [6.45m × 6.86m] | 305 SF [28.3 m²] | Situated directly above Level 2 stone vault core, Queen bed, double wardrobe closet, direct north harbour views | North Harbour Views | Upper Guest Suite 2 |
| Suite 3 | Level 3 | Upper Bedroom Suite 3 | 11'-8" × 22'-6" [3.56m × 6.86m] | 200 SF [18.6 m²] | Queen bed, built-in acoustic closet, direct connection to central stair gallery | North Courtyard | Upper Guest Suite 3 |
| Suite 4 (Exec North) | Level 3 | Upper Bedroom Suite 4 (Executive North) | 17'-10" × 15'-4" [5.44m × 4.67m] | 288 SF [26.8 m²] | Queen bed, writing desk, dedicated 3-piece private ensuite bathroom, east corridor access | North Exposure | Upper Guest Suite 4 |
| Suite 5 (Exec South) | Level 3 | Upper Bedroom Suite 5 (Executive South) | 13'-4" × 12'-10" [4.06m × 3.91m] | 172 SF [16.0 m²] | Queen bed, dedicated 3-piece private ensuite bath, secondary egress stairway connection | Main Street South | Upper Guest Suite 5 |
Visual Asset Portfolio
The Finished Hospitality & Estate Experience.
High-resolution 4K architectural renderings and spatial cutaways depicting the historic streetscape, grand piano salon, 30-foot gourmet chef's kitchen, billiard and cinema wing, and master penthouse sanctuary.
Architectural Plan · Level 1
Level 1 — Commercial Storefront & Foyer
High-contrast certified vector plan: 3,350 SF Net Leasable Commercial Suite, 795 SF Boardroom, Main Residential Walk-Up Foyer (320 SF), Grand Staircase, and 220 SF Lockable Storage.
Architectural Plan · Level 2
Level 2 — Grand Salon, Kitchen, Billiards & Cinema
4,680 SF Entertainment Floor: 497 SF Grand Piano Salon with gas fireplace, 475 SF Chef's Kitchen with 12'-6" island, 228 SF limestone vault, 420 SF billiard room, and 456 SF 3-tier cinema.
Architectural Plan · Level 3
Level 3 — Master Penthouse & Upper Suites
2,850 SF Sanctuary: 570 SF Primary Master Penthouse Suite with sitting alcove, 270 SF Master Spa Ensuite, 238 SF Luxury Wardrobe Salon, and Upper Bedroom Suites 2–5 with North Harbour views.
3D Spatial Cutaway · Verified Multi-Level
3D Spatial Dollhouse Cutaway
Orthographic cutaway illustrating the second and third floor plates: West Grand Piano salon, 30' gourmet kitchen, limestone vault core, billiard room, sunken 3-tier cinema, and master penthouse suite above.
3D Floor Plan Perspective · Level 2
Level 2 Furnished 3D Perspective Plan
High-angle architectural model view: Herringbone French oak flooring, monolithic Calacatta waterfall island, regulation tournament pool table, and sunken cinema risers.
1905 IOOF Landmark · Main Street Elevation
229 Main Street on Picton Main
Monumental 1905 IOOF facade: Smooth-cut light limestone ashlar ground floor with twin neoclassical arched porticos and illuminated bronze signage, buff brick upper storeys, bracketed cornice, and continuous party wall with the historic red-brick Victorian building on the right.
Streetscape Anchor · Main & Ross Corner
Corner Perspective: Main & Ross
Downtown Picton's central commercial intersection: Authentic cut limestone ground floor with commercial space, buff brick upper residences, and continuous bracketed roof entablature.
Interior Visual · Level 2 Grand Salon
West Music & Living Grand Salon
497 SF Great Room with custom white concert grand piano, carved limestone gas fireplace hearth, built-in library bookcases, exposed heritage masonry, and dramatic arched sash windows.
Culinary Showcase · Level 2
Massive 475 SF Gourmet Chef's Kitchen
Monolithic 12'-6" Calacatta marble waterfall island, 48" professional gas range with custom copper hood, Sub-Zero refrigeration suite, and adjacent climate-controlled walk-in wine vault.
Entertainment Wing · Level 2
The Great Billiard & Private Cinema Wing
Dedicated leisure floor featuring a 9-foot regulation tournament pool table with pendant lighting, executive card table, and a sunken 3-tier cinema with luxury motorized leather recliners and 100" 4K screen.
Penthouse Master · Level 3
Primary Master Penthouse Sanctuary
570 SF private master retreat with cathedral timber collar ties, exposed historic brick, private sitting alcove, king executive bed, bespoke credenza, and direct access to dressing salon.
Wellness Spa · Level 3
Master Spa Ensuite Bathroom
270 SF five-piece wellness spa suite with hand-carved monolithic stone soaking tub, frameless glass dual rainfall wet-room shower, double Calacatta vanity, and radiant heated stone floors.
Financial Business Plan & Underwriting
The Investment Pro-Forma.
Comprehensive conversion capital expenditure, revenue seasonality modeling across Prince Edward County, and interactive net operating income sensitivity analysis (all metrics strictly in CAD $).
Interactive Revenue & Yield Engine
Adjust the blended Average Daily Rate (ADR) and annual occupancy percentage to test investment resilience.
Conversion Capex Budget: $995,000 CAD
• Selective Demolition: $65K
• Framing & Acoustics: $140K
• Luxury Ensuite Rough-ins: $185K
• Electrical & Smart Locks: $95K
• Finishes, Marble & Millwork: $160K
• Luxury FF&E & Linens: $155K
• Fire & Life Safety (OBC): $75K
• Permits & Contingency: $120K
Gross Revenue
$721,460
RevPAR: $238.70
Operating Expenses
$334,800
46.4% Expense Ratio
Net Operating Income (NOI)
$386,660
+340% over apt rental NOI
Implied Asset Value
$5,155,000
@ 7.5% Exit Cap Rate
Hospitality Yield Arbitrage
As multi-family apartments, these upper floors generated ~$135K gross ($88K net). Converted into an 8-key boutique hotel or private estate compound, the building generates $386,660 net — an annual cash-flow expansion of +$298,660 CAD, fully amortizing the renovation in under 3.4 years.
Creative & Performance Marketing
The Marketing Copy Vault.
Turnkey ad copy blocks, email blast templates, and OTA marketing positioning ready for social media deployment, investor decks, and guest acquisition.
AD CAMPAIGN · RETREAT
Instagram & Meta
The 2-Hour Toronto Exhale
Two hours from the city. A 1905 IOOF stone and brick landmark with over a century of stories. An original bank vault converted into an intimate wine cellar during its 2008 restoration. Eight boutique rooms upstairs, and a cocktail waiting by the grand piano.
Welcome to 229 Main — your private hideaway in the heart of Prince Edward County. Cut limestone ashlar, deep sash windows, frameless rain showers, and zero generic hotel vibes.
Wander down Main Street for dinner, taste County wines from the restored vault, and let the evening unfold.
Reserve your suite at 229 Main.
AD CAMPAIGN · ROMANCE
Google P-Max / TikTok
County Wine Tour & Piano Bar
Tasting Pinot Noir in Hillier by day. Live piano and vintage wines from the restored 1905 bank-vault cellar by night.
229 Main is Prince Edward County's most storied boutique address. Originally constructed in 1905 for the Independent Order of Odd Fellows (IOOF) and meticulously restored in 2008, these curated suites are designed for guests who appreciate authentic heritage character and walkable downtown Picton living.
No long corridors. No generic keycards. Just thoughtful luxury, private spa ensuites, and Prince Edward County charm.
Book direct for complimentary welcome cocktails.
B2B · FULL BUYOUT
Weddings & Retreats
Exclusive ~10,000 SF Estate Buyout
Own the entire hotel and estate for your weekend.
Planning a Prince Edward County wedding, executive retreat, or landmark celebration? 229 Main offers full-floor and full-building buyouts.
• 8 Private Boutique Suites with Spa Ensuites
• Private access to the 2nd Floor Grand Piano Salon, 30' Chef Kitchen, Tournament Billiards & 3-Tier Private Cinema
• In the walkable epicenter of Picton
The entire estate. Exclusively yours. Inquire for private buyout packages.
INVESTOR TEASER
Private Placement
Prime Main Street Commercial Hospitality
ACQUISITION & CONVERSION OPPORTUNITY: 229 Main Street, Picton (Prince Edward County).
Turnkey conversion of monumental 1905 IOOF commercial & residential landmark (~10,000 sq ft across 3 levels) into an 8-room boutique hotel, grand piano salon, restored 2008 bank-vault wine cellar, and leased ground-floor commercial storefront.
• Projected Gross Revenue: $721,460 CAD
• Projected Net Operating Income: $386,660 CAD
• Stabilized Valuation @ 7.5% Cap: $5,155,000 CAD
• Turnkey Capex: $995,000 CAD
• Architectural floorplans & pro-forma available upon execution of NDA.
Inquire with Port Picton Homes & Claramount Club Asset Disposition.
4K Visual Asset