Overcome challenges Portuguese Hospitality Atlas 2019 - 14th edition Preface

Overcome challenges

It is with great pleasure that we release the 14th edition of the Portuguese Hospitality Atlas, a tool that has already assume itself as a reference in the sector and that Deloitte is proud of.

In 2018 we saw an increase in supply and demand as the number of guests increased. Moreover, is in the top 5 of European cities with higher occupancy rate - only Paris, London and Amsterdam are overcoming the Portuguese capital. This positive evolution has led many international entities to classify Lisbon and other Portuguese cities as the best tourist destinations in and worldwide.

A survey made for a group of investors, also included in this report, reveals that 48% of the participants believe that the national hotel market is at the peak of investment and that by 2020 Lisbon and Oporto will remain the most attractive cities for the hotel investment. The main sources of funding are expected to come mainly from international hotel groups and investment fund management companies.

Bearing in mind that the success of this initiative is due primarily to the players who act on it daily, I would like to thank the constant support and collaboration with the Portuguese Hospitality Atlas.

Jorge Sousa Marrão Real Estate Sector Leader Contents

New hotel Regional establishments analysis in 2019 European benchmark Breakdown by classification

Top 5 ranking evolution

Breakdown by type

Portuguese Hotel Investment National Survey ranking About

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Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Ranking of Hotel groups Management entities in number of accommodation units1 Home otel rou otel oin caacit nternational anin es National ranking anaement entit estalishments accomoation units1 resence Current 201 No. of total No. of total No. of total es No

2 Ranking of Hotel groups / 1 1 estana otels esorts ousaas e ortual . ,1 . 1,9 . Management entities in Portugal 2 2 ila al otis 2 1.1 , .1 9,2 .0 3 3 otels 2 1. ,9 2. ,9 2.1 (number of accommodation units)1 4 inor otels 1 0. 2,9 2.0 ,21 2.0

5 4 oti otis eli otels esorts 19 0.9 2, 1.9 ,01 1.

5 arriott otels esorts 12 0. 2,21 1. ,22 1.9

SAA otels 1 0. 2,120 1. ,1 1.

otels 12 0. 2,0 1. ,22 1.

nterContinental otels rou 10 0. 1, 1.2 ,9 1.2

10 14 D Discoer otel anaement 1 0. 1, 1.1 ,1 1.2

11 11 Dom ero otels 0. 1,99 1.0 2,91 0.9

12 10 A otels esorts 10 0. 1, 1.0 , 1.2

13 12 F otis Fni 9 0. 1, 0.9 2,2 0.9

14 15 orto a otels esorts 9 0. 1, 0.9 2, 0.9

15 otusa otels 1 0. 1,2 0.9 2,2 0. 1 otis eal 2 1 1 9 0. 1,0 0.9 2,0 0.9

1 1 urim otis 1 0. 1,2 0.9 ,12 1.0

1 1 uthu otels 0. 1,220 0. 2,9 0.

1 Accommodation units represent the number of rooms and/or apartments. 1 1 una otels an esorts 1 0. 1,19 0. 2,1 0. 2 only include the Monumental & Historical that are under management of Pestana Hotels & Resorts Group. 20 13 Continental otels 0. 1,01 0. 2,2 0. 3 This analysis was prepared based on public available information. 4 Data relating to the hotel establishments Sheraton Lisboa Hotel & Spa and The Fontecruz Lisboa Subtotal 25 1.0 92 0. 992 0. (which are part of Marriott Hotels & Resorts) was based on public available information. Other Hotel groups Management entities 5 Data relating to the hotel establishments Vilamoura Algarve, Holiday Express 51 25.2 9199 .0 10095 .2 Lisboa Aeroporto, Express Avenida da Liberdade, Hotel Lisboa Independent Alfragide, Crowne Plaza , Holiday Inn Express Porto Exponor, Hotel Intercontinental Porto - 119 5. 51202 5. 1100 5.5 Palácio das Cardosas and Holiday Inn Porto Gaia (which are part of InterContinental Hotels Group Total 2,0 100 1,9 100 09,920 100 - IHG) was based on publicly available information. About

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1, 10,2 21 12, 1 1, 2 10 9 12

1, 10,2 Hotel21 12, Tourist1 1,Apartment Hotelapartment 2 10 9 12

10 2,11 0 ,0 1,2 Hotel Tourist Apartment Hotelapartment 1 2 1

10 2,11 0 ,0 1,2 1 2 1 Rural Hotel Tourist illage Lodging Houses Rural Hotel Tourist illage Lodging Houses National total:

National total: 2,0 otel estalishments 1,9 Accommoation units 2,0 otel estalishments 1,9 Accommoation units

Accommoation units reresent the numerAccommoation of rooms anor aartments. units reresent the numer of rooms anor aartments. About

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5 Stars 4 Stars 3 Stars 2 Stars 1 Star Lodging house

otel estalishments 5 Stars 4 Stars 33 Stars 23 Stars3 1 Star1Lodging house3 2 otel estalishments 12 1 29 1 3 33 1 Accommoation3 units 1 2 12 1 29 1 1 4Accommoation2 units 1 1 1 12,1 4 1,22 ,1 110, 1 1,11 1,2 2,1 Nat1,2ional total: ,1 10, 1,11 1,2

National total: 2,0 otel estalishments 1,9 Accommoation units

2,0 otel estalishments 1,9 Accommoation units Accommoation units reresent the numer of rooms anor aartments. About 1 Accommoation units reresent the numer of rooms anor aartments. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Regional analysis

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Breakdown by NUTS II North 22 1

Center

20 1 Lisbon 1 21 R. A. Aores Alenteo

R. A. Madeira Algarve 11 1 22

National total:

2,0 otel estalishments 1,9 Accommoation units

Accommoation units reresent the numer of rooms anor aartments. About

Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Total 2 20 1 ,9 ,9 Home Alentejo10 4 3 2 4Total Regional analysis 2 20 1 ,9 ,9 10 4 3 2 4 2 Sonae estana otels ila al lue reen ar e Ar thers TOP 5 Hotel groups / Caital esorts otis otels ousaas 2 Sonae estanae otels ortual ila al lue reen ar e Ar thers Management entities by NUTS II Caital esorts otis otels ousaas e ortual North Total Algarve Total 1,1 19 1 0 1, 21,99 2,19 2,121 1, 1,211 1,00 ,11 ,0 North 5 4 4 3 3 1Total Algarve5 5 4 2 2 2Total 1,1 19 1 0 1, 21,99 2,19 2,121 1, 1,211 1,00 ,11 ,0 5 4 4 3 3 1 5 5 4 2 2 2 Accor F otis Ais otis oti otis nterContinental thers ila al estana otels inor A otels uthu thers otels Fni e olfe 2 eli otels otels otis esorts otels 2 esorts otels 2 esorts rou ousaas Accor F otis Ais otis oti otis nterContinental thers ila al estanae otels ortual inor A otels uthu thers otels Fni e olfe 2 eli otels otels otis esorts otels 2 esorts otels 2 esorts rou ousaas e ortual Center Total R. A. Aores Total 9 2 11 2 1,2 20,2 9 2 229 229 2, , Center4 3 3 2 2 Total R. A. Aores1 5 5 5Total 9 2 11 2 1,2 20,2 9 2 229 229 2, , 4 3 3 2 2 1 5 5 5 ruo e oti otis onteelo Ftima atura thers ensaue Aoris otels ruo Aorsonho thers Desenolimento eli otels otels otels otis urismo eisure Cirotur 2 otis 2 otels as ermas e esorts esorts 2 ruoortual e 2 oti otis onteelo Ftima atura thers ensaue Aoris otels ruo Aorsonho thers Desenolimento eli otels otels otels otis urismo eisure Cirotur 2 otis 2 otels as ermas e esorts esorts 2 ortual 2 Lisbon Total R. A. Madeira Total 1, 1,0 1, 1,0 1,09 2,10 0,9 ,0 91 ,9 1,0 Lisbon 5 4 4 5Total R. A. Madeira24 5 5 5 5 5Total 1, 1,0 1, 1,0 1,09 2,10 0,9 ,0 91 ,9 1,0 5 4 4 5 24 5 5 5 5 5 SAA Accor arriott otels oti otis thers estana otels orto a Sao otels Four ies otis thers 2 otels otels otels esorts 2 eli otels esorts otels esorts otels Dorisol esorts ousaas esorts2 SAA Accor arriott otels oti otis thers estanae otels ortual orto a Sao otels Four ies otis thers 1 2 otelsAccommodation unitsotels represent the numberotels of rooms and/or esorts apartments.2 eli otels esorts otels esorts otels Dorisol 2 This analysis was prepared based on public available information. esorts ousaas esorts2 3 Data relating to the hotel establishments Crowne Plaza Vilamoura Algarve, Holiday Inn Express Lisboa Aeroporto, Holiday Inn e ortualA anlise efetuaa foi aseaa em informao lica isonel. Express Avenida da Liberdade, Hotel Holiday Inn Express Lisboa Alfragide, Crowne Plaza Porto, Holiday Inn Express Porto Exponor, Hotel Intercontinental Porto - Palácio das Cardosas and Holiday Inn Porto Gaia (which are part of InterContinental Hotels Group - A anlise efetuaa foi aseaa em informao lica isonel. About IHG) was based on publicly available information. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Regional analysis

Average size of the hotel establishments (no. of accommodation units)1

Alenteo 1 North 9 Center 9 R. A. Aores 5 National average 1 Lisbon 9 Algarve 102 R. A. Madeira 102

1 Accommodation units represent the number of rooms and/or apartments. About

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Comparative analysis by NUTS II

eA .9 52.2 . 0.5 .1 29.0 2.

Lisbon Algarve R. A. Madeira North R. A. Aores Alentejo Center

ccuanc rate1 5. .0 .0 .1 0.0 5. 5.0

oin caacit no. of rooms 110 511 11 221 501 0 2111

oin reenues 000 9955 0 29012 259 105099 2229

erniht 129 20201 51 95 1 20 11 stas 000

uests 000 9 150 522 1

Aerae sta 2. . 5.1 1. .0 1. 1.

1 2018 Forecast data. About Source: TP (Turismo de Portugal) - Travel BI e RNT, INE (December 2018 data - Information extracted on 02.04.2019 and on 11.04.2019); Analysis: Deloitte. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Regional analysis

Comparative analysis RevPAR Lisbon region vs Lisbon city Occupancy rate

.9 9.22

5. 9.

Lisbon Lodging capacity city no. of rooms

Guests 110 219 000 Overnight stays 000

Lisbon1 Lisbon2 NTS II City 9 55 129 12995 1 Lodging capacity for Lisbon Municipality. 2 Forecast data (information extracted on 05.04.2019). Source: Associação de Turismo de Lisboa, Registo Nacional de Turismo and Portuguese About Hospitality Atlas 2019; Analysis: Deloitte. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Regional analysis

Comparative analysis RevPAR North region vs Porto city

Occupancy rate 0.5 5.00

2 Porto .1 5.

city Lodging capacity no. of rooms

Guests 000 Overnight stays 000 221 990

North1 Porto 522 1959 NTS II city 95 001

1 Lodging capacity for Porto Municipality. 2 Occupancy rate - Bed. Source: Associação de Turismo de Lisboa, Registo Nacional de Turismo and Portuguese About Hospitality Atlas 2019; Analysis: Deloitte. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Regional analysis

Seasonality index by NUTS II 1

North Center Lisbon Alentejo

Winter Winter Winter Winter

anuar Feruar anuar Feruar anuar Feruar anuar Feruar

Decemer arch Decemer arch Decemer arch Decemer arch

Spring Spring Spring

oemer Aril Spring oemer Aril oemer Aril oemer Aril

AutumnFall

AutumnFall AutumnFall AutumnFall ctoer a ctoer a ctoer a ctoer a

Setemer une Setemer une Setemer une Setemer une

Auust ul Auust ul Auust ul Auust ul

Summer Summer Summer Summer

Algarve R.A. Aores R.A. Madeira

Winter Winter Winter

anuar Feruar anuar Feruar anuar Feruar

Decemer Decemer Decemer arch arch arch Base 1 index

oemer Aril Spring oemer Aril Spring oemer Aril Spring

AutumnFall AutumnFall AutumnFall ctoer a ctoer a ctoer a

Setemer une Setemer une Setemer une

Auust ul Auust ul Auust ul

Summer Summer Summer

1 Seasonality index= # overnight stay by month by NUTS II / Average annual overnight stay by NUTS II. About Source: INE; Analysis: Deloitte. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Regional analysis

Local accommodation North

1 1

Center

Lisbon 1 1

Alenteo R. A. Aores 0 0

0 0

Algarve R. A. Madeira

34 35 National total:

1, otal rooms accommoation units 0,0 otal es accommoation units

About Source: Registo Nacional de Estabelecimentos de Alojamento Local; Analysis: Deloitte. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home New hotel establishments in 2019

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Lisbon North Center R. A. Madeira Algarve Alentejo R. A. Aores

1st uarter 1 1 1 2 1 Suseuent uarters 2 1 1 2 2 1 1 1 2 1 1 1

otal 22 1 2

Label:

# Hotel establishments Lodging House To be defined About

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About

Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Amesterdam European benchmark .1 122. Frankfurt 9.2

1.

London 1 .0 Berlin

1 1. 9.0 1.9

Brussels . Paris . 1.0 ienna . 19.0 Milan .0 . Porto 9.1 2 . Lisbon .0 Label: 9.

Occupancy rate 9.2 Barcelona Rome Madrid . . RevPAR . 100.9 9. . 1 An exchange rate from pound sterling to euro was applied (0,90155 - December 2018). 2 Occupancy rate - Bed. Source: Observatório do Turismo de Lisboa, Associação de Turismo do Porto, Observatoire du Tourism à Bruxelles, Madrid Destino, Visit Britain, Paris Office du About Tourisme et des Congrès; Analysis: Deloitte. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home National Top 5 Historical Evolution

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19 20

Accor Minor Hoti Hotis ila Gal Hotels Hotels Meli Hotels Pestana Hotels Hotis Resorts Resorts Pestana Pousadas

200 2009 2010 2011 2012 201 201 201 201 201 201

Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels Pestana Hotels 1 Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana Resorts Pestana 2 Pousadas Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2 Pousadas 2

2 ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis ila al Hotis

Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels Accor Hotels

Esprito Santo Esprito Santo Esprito Santo Tivoli Hotels Tivoli Hotels Tivoli Hotels Tivoli Hotels Tivoli Hotels Tivoli Hotels Tivoli Hotels Hoti Hotis 3 3 Hotis 3 Hotis Hotis Resorts 3 Resorts 3 Resorts 3 Resorts 3 Resorts 3 Resorts 3 Resorts 3 eli Hotels Resorts

5 Hotels IP Hotels IP Hotels IP Hotels IP Hotels IP Hotels ECS Capital SANA Hotels SANA Hotels arriott Hotels arriott Hotels Resorts Resorts Resorts

1 Ranking based on the number of accommodation units. 2 Pestana Hotel & Resorts / Pestana Pousadas and Pestana Hotel & Resorts / Pousadas de Portugal are the same Hotel group / Management entity. The entity’s designation was changed. 3 Groups Espírito Santo Hotéis and Tivoli Hotels & Resorts are the same Hotel group / Management entity. About The entity’s designation was changed. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Portuguese Hotel Investment Survey

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Hotel industry at the “peak of investment” – Almost half of the respondents (48%) believe that the national hotel market is at its peak of investment phase. Porto (57%) and Lisbon (57%) were referred as the most attractive cities for hotel 1 investment in 2020.

Who will invest? – 62% of the survey participants believe that international hotel chains will be the main capital source of Portugal’s hotel industry. 57% and 29% have also pointed out asset management funds and Private Equities, respectively, as relevant 2 funding sources for the hotel sector. It is expected that capital will come mostly from Europe (62%), in particular from Portugal (48%).

The attractiveness of the European market – 43% of the respondents selected Lisbon as the most attractive European city to hotel investment in 2020. Other European cities like Amsterdam, Dublin, London and Barcelona are also among the 3 most attractive cities to investors in this sector.

Risks in the next 5 years – Competitive markets growth (81%) and the shortage of qualified labour force (62%) were considered as the main risks to the Portuguese hotel sector in the next 5 years. In Europe, possible terrorist attacks (67%), the 4 economy growth (63%) and potential political tensions (58%) are the risks that worry investors the most.

Challenges for the next 5 years – Retaining highly qualified human resources is, for most investors (79%), the major challenge within the hotel industry in Europe. Attracting and retaining new customers arises also as a very relevant challenge for 5 many respondents (59%), mainly due to the preferences of the young Millennials.

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Investments stage for the portuguese Most attractive portuguese regions for hotel investment hotel industry in 20201

nestment ea

Porto 5

ecession nestment

Others Lisbon 19 5 2 5

ecoer

Algarve

19 5

About 1 Question with possibility of multiple answer. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Portuguese Hotel Investment Survey

Main capital sources for Portugal’s Portugal hotel industry main risks hotel industry1 (5 year horizon)1

riate euit nstitutional nternational Asset Cometitie Sille conom enture caital inestors hotel chains manaement funs marets roth laour force roth

29 19 2 5 1 2 19

Soerein ension nsurance aour nterest ther ealth funs funs comanies leislation rates

5 5 0 1 5 2

About 1 Question with possibility of multiple answer. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Portuguese Hotel Investment Survey

Most attractive european cities for hotel investment in 20201

uroe 2

ortual thers 1 orth America an South America 2

About 1 Question with possibility of multiple answer. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Portuguese Hotel Investment Survey Amsterdam 1

Most attractive european cities London 1 for hotel investment in 2020 1

Dublin 1

Paris 0

Lisbon

Barcelona Label: Madrid 1 Hotel investment 0

1 Question with possibility of multiple answer. 19% of the participants also identified as more attractive other cities About than those above mentioned. Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Portuguese Hotel Investment Survey

Risks associated with the hotel industry in the european context, over the next 5 years

11 11 11 2 25

2 22 2

5 25 50

Economy growth Politic tensions Terrorist attacks vertourism phenomenon Black and grey swans

ery important Important Less important

Challenges for the hotel industry in the european context, over the next 5 years

12 5 1 1 25 0 5 21

1 5 9

Investment opportunities rowth opportunities New technologies adoption Attract and create loyalty Ability to retain highly qualified in Europe augmented operational margins among new customers human resources millennials About ery important Important Less important Contacts © 2019. For further information, contact Deloitte Consultores, S.A. Home Notes

Were considered the following types of hotel establishments:

• Hotels; • Tourist apartments; • Apartment hotels; • Tourist village; • Lodging houses; and • Rural hotels.

For ranking purposes it was considered the total number of accommodation units in hotel establishments at 31st December 2018, including those which were temporarily not operating at that date. It should be noted that the units that compose the hotel complexes were considered disaggregated, i.e., they are recorded individually as hotel establishments. Accommodation units refer to the number of rooms and/or apartments. A double bed represents 2 beds, a T0 has 1 bedroom (2 beds), a T1 has 1 bedroom (2 beds), a T2 has 2 bedrooms (4 beds) and a T3 has 3 bedrooms (6 beds). The aggregation of hotel establishments in hotel groups / entities management complies its integration in a Group (entities that owns more than a hotel establishment) and / or the existence of a common denominator in their operation. Accor Hotels, Hoti Hotéis and Pestana Hotels & Resorts Group include tourism developments that are in a franchise system. The geographical division of Portugal complied with the NUTS II defined by National Institute of Statistics. The data collection from the 20 largest groups was completed in the second week of April 2019. The remaining information was collected through the websites of the Groups and independent hotel establishments, the databases of Turismo de Portugal and Regional Tourism Entities, as well as other public information. Tourist apartments with less than 10 apartments have not been considered. The information regarding the new hotel establishments expected for 2020 was collected until the last week of March 2019 and was based on Regional Tourism Entities information and public information.

Notes | Local Accommodation Were considered the following types of establishments:

• Apartments; • Lodging Establishments; • Lodging Establishments – ; and • Dwellings.

The information was collected from the Registo Nacional do Alojamento Local (RNAL), available through the website of Turismo de Portugal, on first week of April 2019. The original information had a total of 82,205 establishments, but for the purpose of Atlas da Hotelaria 2019 we have considered a total of 78,010 establishments. The selection of establishments was based on the year of registration in the RNAL, therefore all establishments registered before 2000 and after 31st december 2018 were disregarded. According to information provided informally by Turismo de Portugal the registration of each establishment in the RNAL is performed autonomously and independently by the respective owners, so the accuracy of the information available is not the responsibility of the Turismo de Portugal.

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Duarte Galhardas Jorge Sousa Marrão Consulting Financial Advisory Partner Partner Tel: +351 965065615 Tel: +351 963902674 [email protected] [email protected]

Miguel Eiras Antunes Inês Cintra Costa Consulting Financial Advisory Partner Senior Manager Tel: +351 969658255 Tel: +351 962103923 [email protected] [email protected]

Rui Gidro Pedro Santos Rosa Consulting Financial Advisory Partner Senior Manager Tel: +351 933259269 Tel: +351 962103497 [email protected] [email protected] About

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