Scope of Work:
Horwath HTL was hired by a nationally recognized tourist attraction in order to assist them with the selection of optimal on-site hotel and lodging components as part of the 5-year plan and long-term strategy.
Project region: North America
Hôtel Birks
Scope of Work:
Horwath HTL was mandated by the purchaser of a historical office and retail location in downtown Montréal. At the time, plans called for the leasing of a portion of the space to the luxury jeweller, Henry Birks & Sons, and the conversion of the remainder of the building into a 5-star luxury boutique hotel.
Luxury Resort Relais & Chateaux
Overview:
Horwath provided pre-opening services that included a full market study, hotel valuation and branding opportunities. We then provided asset management services that were based on the ongoing relationships between the Horwath team, the Owner and Owner’s management teams. The objective was to optimize the asset’s financial performance during its initial opening period, with a second goal of creating a small luxury resort hotel product that went onto becoming a member of the renowned Relais & Châteaux hotel brand.
Scope of Work:
Our services included operational assessments, monthly operating performance report, monthly owner meetings, strategic asset management plan, review of annual marketing plans and budgets, financial performance analysis, competitive analysis, and sales and marketing effectiveness, among others.
Antigua FEZ
Overview
Masterplanning
Solution
Horwath HTL, after the definition of the most suitable and profitable composition of the lodging portfolio, first realized a business plan for each of the 9 hotels proposed and then provided support all along the transaction process intended to attract investments, capital and managerial resources to any hospitality development planned for the Antigua Free Zone.
Implementation
Horwath HTL has been appointed to define the most suitable and profitable composition of the lodging portfolio of a new tourism destination to be created within a Free Economic Zone on the island of Antigua.
InterContinental Toronto
Scope of Work:
Horwath HTL was mandated to prepare a real estate appraisal of the 584-room luxury hotel located on leased land in downtown Toronto and attached to the Metro Toronto Convention Centre, adjacent office tower and CN Tower.
Destination Thermal Spa
Scope of Work:
Horwath provided consulting services consisting of a full market study, financial projections and market valuation of a large urban wellness park that included a destination thermal wellness component, a 60-room hotel, thematic food and beverage outlets, and meeting facilities, among others.
The market study consisted of the analysis of the competitive resort hotel inventory as well as a review of not only competitive spa facilities but also of Canadian, European, American and Latin American thermal spas.
Waterfront Thalasso-Spa Hotel
Overview:
Horwath provided asset management services that were based on the ongoing relationships between the Horwath team, the Owner and Owner’s management teams. The objective was to optimize the asset’s financial performance over the mid to long-term, effectively concluding in a successful sale of the property.
Scope of Work:
Our services included operational assessments, monthly operating performance report, monthly owner meetings, strategic asset management plan, review of annual marketing plans and budgets, financial performance analysis, competitive analysis, and sales and marketing effectiveness, among others.
Start-Up Hybrid Glamping Brand
Scope of Work
Horwath HTL was approached to provide a detailed growth strategy for a start-up hybrid glamping and RV park brand. This engagement included a deep review of the key brand pillars, potential target markets and an achievable and effective growth approach
Description of Project
The owner/developer is keen to create a new style of hotel brand that focuses on the concept of indoor/outdoor facilities and the “Great American Road Trip”. The beta site for the brand is located in Utah near several national parks. The success of this property and the strong guest response has provided the impetus for this objective. We provided a strategic growth plan including the minimum requirements for a potential site, number of guestrooms and array of facilities. In addition, as part of the engagement we introduced the client to multiple potential developers of approved sites and sites for potential acquisition.
Project Status
The client is currently looking to raise a fund for its national expansion plans. In addition, they are adding rooms to the initial property and doing initial planning on their second property.
Mountainside Luxury Glamping Resort
Scope of Work
Horwath HTL was engaged to provide a detailed location and site analysis for this exciting project. The location is in the northern region of the Berkshires a popular east coast leisure destination. The site is located on the side of a mountain and had recently received approval to build a 46-unit glamping resort for six months of the year.
Description of Project
The project will include 46 two-key glamping units and a significant spa facility. The site includes a large pond and existing lodge, pole barn and heritage farmhouse with related utility buildings. This was a difficult project to assess as even though many outdoor activities are available in the region, there is no comparable resorts in this area of New England. We concluded, however, that subject to certain conditions, including the approval of year round operations, the hotel be managed by a known spa or wellness brand, which will provide much needed technical services for the developer.
Project Status
The client is submitting for year-round use and looking to engage Horwath HTL to conduct an operator selection process.
Ozarks Lakefront Glamping Resort
Scope of Work
Horwath HTL was approached to provide independent expert advice and ascertain the feasibility through a detailed market and financial evaluation of a proposed 40-key lakefront glamping development on The Lake of the Ozarks.
Description of Project
The project is proposed to be developed on an 18-acre site with 2000 feet of lake frontage. Horwath HTL was engaged to guide the developer on the site layout, accommodation type, facilities and amenities. The findings and recommendations therein were provided to the project architect as the basis for the masterplanning of the site. In addition, we performed a market feasibility study for the project. The results of this work were included in the developer’s investment opportunity memorandum. This was a benchmark project as there are no glamping developments in the greater Lake of the Ozarks area. Furthermore, there is only limited comparable properties serving both the Kansas City and the St. Louis markets.
Project Status
The client is obtaining finance and looking to Horwath HTL to conduct an operator selection process when financing is closed.
Luxury Resort
Scope of Work
Horwath HTL was approached to provide expert advice to review of the potential buyer group and assumed land value range of a recently destroyed luxury resort.
Description of Project
This luxury resort was originally zoned for and used as a mobile home and RV park. It had been successfully converted to become a luxury resort in the heart of California wine country. The developer was able to get around the zoning restrictions by creating guestrooms out of park model RVs put on steel pilings. Tragically, the entire resort was lost in a fire. We were engaged to assess the site, identify the potential adaptive re-use or redevelopment and how potential buyers would value the land and its existing entitlements.
Project Status
The property remains unsold and undeveloped.
Proposed Hotel & Indoor Waterpark
Scope of Work:
Horwath HTL was mandated to undertake a market study with financial projections and real estate appraisal for a proposed resort hotel with indoor water-park to be annexed to an existing outdoor water-park and winter amusement park.
Luxury Resort
Scope of Work:
Horwath HTL was mandated to undertake an estimate of market value for a 5-star luxury resort hotel located on leased land within the internationally renowned Rocky Mountains in Banff, Alberta. Horwath HTL also coordinated the due diligence process, including the building condition assessment, financial transaction services, and pre-offer legal services.
Resort Valuation
Overview: The resort was built over a 220-year period covering 6,500 acres of land with three golf courses and a 500-lot residential development with its own private golf course.
Hotel Due Diligence
Overview: Horwath HTL Virginia was instructed to prepare, on behalf of a global operator, a due diligence report on the hotel component of a mixed-use development. The valuation was overseen by the Virginia office with support from the New York City office.
Resort Valuation
Overview: Horwath HTL was instructed to prepare, on behalf of a national lender, a Market Value of the resort to include the valuation of an expansion along with determining the effect of a tax abatement. The valuation was overseen by the Virginia office with support from the Miami office.
Solution: The assignment was challenging due to its required short closing time frame, its brand affiliation relative to its location and operational challenges as it related to the expansion and government tax credits. Horwath HTL was able to provide the US based lender a quick turnaround of a market valuation of the hotel asset.
Implementation: Our valuation supported the successful closing of the loan in the required time frame.
Land Value Dispute
Situation Overview
A hotel developer in Country A purchased resort land in Country B. Three years later, government of Country B informed land owner that the deed was issued in error and purchaser really owned another parcel away from the beach. The land purchaser asked to reverse the transaction but Country B claimed the land had no value as it would not have been feasible to develop a resort in such a remote location.
Solution
Country B hired the development president of a major global hotel company to testify regarding the traditional (ULI approved) feasibility determination process. Horwath HTL expert testified that the Country B expert was, in fact, correct regarding traditional hotel development. However, for non-traditional brands, such as the one selected for the subject property, the journey to remote locations was part of the thrill of the experience, and the brand’s expertise was key to developing a resort in remote locations, as this brand had done in other parts of the world.
Project Status
Awaiting determination of World Court Tribunal