Project Scope

Horwath HTL Italy was engaged to conduct a Highest and Best Use (HBU) study for Hotel San Marco as part of a project to expand and upgrade the property. The study aimed to refine the hotel’s concept, with a particular focus on elevating the Food & Beverage (F&B) department as a central element of the boutique hotel experience, aligning with market trends and guest expectations.

The process began with an analysis of the hotel’s current positioning, physical attributes, and operational performance. Particular attention was given to the opportunities presented by the property’s location, target market, and potential for differentiation within the boutique hotel segment. The study identified the F&B offering as a key area for enhancement, capable of driving guest satisfaction, increasing revenue streams, and strengthening the hotel’s brand identity.

A market analysis was conducted to evaluate trends in boutique hotels and F&B concepts, focusing on the growing demand for unique and immersive culinary experiences. Competitive benchmarking revealed gaps in the market for boutique hotels with standout F&B offerings that integrate local cuisine, innovative dining spaces, and experiential programming.

Operational recommendations included the development of a signature restaurant, a vibrant bar concept, and event spaces that could host culinary workshops, tastings, and private functions. Emphasis was placed on incorporating local ingredients and culinary traditions, ensuring the F&B department becomes both a destination for guests and a draw for the local community.

Financial modelling was carried out to project the impact of the enhanced F&B offerings on the hotel’s overall performance. This included estimating incremental revenue from dining services, event hosting, and cross-utilisation by hotel guests and external patrons.

The final deliverable was a detailed HBU report, providing actionable insights and recommendations for upgrading Hotel San Marco. The report highlighted strategies for integrating the F&B department into the boutique hotel’s core identity, ensuring its role as the “beating heart” of the guest experience.

Through a comprehensive and strategic approach, Horwath HTL Italy supported the asset owner in redefining the concept of Hotel San Marco, positioning it for success as a standout boutique property with a vibrant and market-leading F&B offering.

Lokacija projekta

Cortina d'Ampezzo, Italy