Canadian Hotel Investment Trends
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Q3.2013 CANADIAN HOTEL INVESTMENT TRENDS TRANSACTION REPORT • Average per room pricing is up 20% TRANSACTION ACTIVITY With the largest portfolio sale since over the same period last year, at approximately $130,000, influenced 2007 occurring in Q3, Canadian hotel by the Westin hotel portfolio. Excluding CE transaction volume surged to $1.7 billion NT RA the Westins, the price per room is L as of YTD Q3 2013, significantly surpassing % 5 9 5 down 13% over the same period last 3 T % S year-end volumes for the past five years. E year, at approximately $93,000. W The portfolio, comprised of five Westins, $1.7B • More than 50% of total transaction located in Vancouver, Calgary, Edmonton, TOTAL VOLUME EAST 6% volume occurred in Ontario, with Toronto and Ottawa, was acquired by the Greater Toronto Area alone Number of Trades: 78 Starwood Capital Group for a total of accounting for 38% of national Transaction Volume: $1.7B $765 million. Even without this portfolio, volume. Provincially, Alberta ranked hotel transaction volume is up more than Price Per Room: $130,000 second reporting 23% of total volume, 10% over the same period last year. followed by British Columbia at 16%. Some notable trends YTD Q3 include: • Institutions and Equity Funds were INTEREST RATES & • Q3 transaction volume reached the dominant buyer group at 48% FINANCIAL INDICATORS approximately $893 million, the of transaction volume (as a result of highest quarterly volume achieved the Westin portfolio sale), with Hotel Prime (Canada) 3.00% since Q4 2007, when quarterly Investment Companies the second Prime (U.S.) 3.25% volume topped $1.3 billion, as a result most active group representing 5 Yr Gov. Bond 1.70% of bcIMC’s acquisition of CHIP REIT’s just under a quarter of the volume. 10 Yr Gov. Bond 2.41% portfolio. Although only 3% of total volume came from Offshore buyers, they are a buyer LIBOR 3-month 0.25% • Of the 78 trades completed, ten group that is increasingly showing S&P/TSX Composite 13,372 exceeded $150,000 per room, two more interest in acquiring Canadian times the number this time last year. 2013 GDP Forecast 1.7% hotels, the most recent example being Despite the number of trades over this As of October 29, 2013 the purchase of the Super 8 Abbotsford Sources: Bloomberg, Bank of Canada, TMX, threshold, almost a third of all trades Confrence Board of Canada by a high net worth Korean investor for to-date this year were under $50,000 $12.1 million. CONTACT INFORMATION per room. BROKERAGE: CANADIAN QUARTERLY HOTEL TRANSACTION VOLUME Bill Stone 416.815.2371 Deborah Borotsik 416.815.2347 $800 Mark Sparrow 604.662.5192 $700 Luke Scheer 416.815.2313 $600 Greg Kwong 403.750.0514 $500 VALUATION & ADVISORY: $400 Brian Flood 416.874.7272 Kimberly Dickey 416.815.2348 MILLIONS ($) $300 Lisa Keogh 416.815.2326 $200 Karina Toome 416.847.3243 $100 Q3Q4Q1Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 2009 2010 2011 2012 2013 Source: CBRE Hotels Canada CANADIAN HOTEL INVESTMENT TRENDS Q3.2013 Q3 CAP RATE TRENDS increased 1.9% while supply grew by just Regina. Despite economic declines last The national average cap rate for all 0.6%. ADR for YTD August 2013 rose by year, the City’s hotel market has remained commercial real estate asset types and 2.1%, pushing RevPAR growth to 3.5%. strong. According to PKF Consulting Inc, classes increased for the first time since According to STR, lead markets for RevPAR grew 8.1% in 2012 and improved Q2 2009, moving up 2 bps quarter over occupancy growth year over year included 6.1% in the trailing twelve month (“TTM”) quarter to 5.98%. Vancouver North (8.4%), Vancouver South period ending July 2013. Class AA and A Office cap rates held Area/Surrey (5.9%) and Edmonton (5.6%), In terms of supply, the St. John’s market is steady, however, upward shifts occurred while the strongest ADR growth was undergoing significant changes, including: for Class B Office in Calgary, Edmonton, reported by Alberta North (7.1%), Regina • The closure of the 127-room Battery Montreal and Halifax. (6.7%) and Victoria (6.6%). For RevPAR, Hotel & Conference Centre in 2012 the top growth occurred in Regina (11.5%), Hotel cap rates are largely unchanged from for conversion to a student residence Vancouver South Area/Surrey (10.1%) and Q2 2013 with the exception of Calgary. and conference and office space by Alberta North Area (9.3%). Regina and Cap rates in each of the three categories Memorial University; Alberta North continue to benefit from the are up 25 bps in Calgary over the previous • The opening of the 148-room Fairfield strength of the resource markets. quarter to closely match Vancouver and Inn & Suites in May 2013; Toronto. There is upward pressure on MARKET SPOTLIGHT - • Manga Hotels’ 129-room Hampton Calgary cap rates given concerns about ST. JOHN’S, NEWFOUNDLAND Inn on Stavanger Drive (near the supply growth and continued strength in After a drop in GDP in 2012, the St. John’s airport) will open in December 2013 operating performance. economy is expected to expand by 5.0% this and a 155-room Hilton Garden Inn on year according to the Conference Board of New Gower Street has been proposed HOTEL PERFORMANCE Canada, largely a result of recovery in the and would open in 2016. Smith Travel Research (“STR”) results offshore oil industry after 2012’s natural to August 2013 indicate national hotel • Southwest Properties and Newcastle production declines and scheduled offshore Hotels & Resorts have proposed a occupancy was 64.1% versus 63.2% for oil well maintenance. This GDP growth is the same period in 2012. Room demand 155-room Residence Inn on Water second to only Saskatoon, and tied with Street to be completed by 2015. Q3 2013 CAP RATE SURVEY Vancouver Calgary Edmonton Winnipeg SW Ontario Toronto Ottawa Montreal Halifax Downtown 6.50-7.50% 7.00-8.00% 8.00-9.00% 8.50-9.50% 6.75-7.75% 7.50-8.50% 7.75-8.75% 8.75-9.75% Full-Service 6.75-7.75% Suburban 7.50-8.50% 9.00-9.50% 9.50-10.50% 9.00-10.00% 8.00-9.00% 8.75-9.25% 9.50-10.50% 9.50-10.50% Limited-Service 7.75-8.75% HOTEL Focused 7.00-8.00% 8.00-9.00% 8.00-9.00% 8.00-9.50% 8.00-8.50% 8.00-9.00% 8.25-9.00% 8.25-9.50% Service 7.25-8.25% Downtown 4.50-5.00% 5.00-5.50% 5.25-5.75% N/A N/A 4.75-5.25% 5.00-5.75% 5.00-5.50% N/A Office (AA) Suburban 5.75-6.25% 5.75-6.25% 6.25-6.75% 7.00-7.50% 7.50-8.00% 6.00-6.75% 6.25-7.25% 7.00-7.50% Office (A) 6.50-7.50% Industrial (A) 5.50-6.00% 5.50-6.00% 5.50-6.00% 6.50-7.00% 6.75-7.50% 5.75-6.25% 6.00-6.25% 6.25-7.25% 6.50-7.00% Retail REAL ESTATE 5.00-5.50% 5.00-5.50% 5.00-5.50% 5.75-6.25% 6.75-7.25% 4.75-5.50% 5.00-6.00% 5.50-6.25% 5.50-6.00% (Regional) Apartment OTHER COMMERCIAL OTHER 3.50-4.00% 4.00-4.50% 4.50-5.00% N/A 4.50-5.25% 3.50-4.25% 4.25-4.75% 4.75-5.50% 5.25-5.75% High Rise (A) Source: CBRE Limited Note: decline from previous quarter; increase from previous quarter.; no arrow reflects no change from previous quarter. ~ 2 ~ CANADIAN HOTEL INVESTMENT TRENDS Q3.2013 TRANSACTION HIGHLIGHT Hootel ThT e Kingg Edwward HoH teel Rooomo s 301 TRANSACTION HIGHLIGHT: The King Edward Hotel VeV nddor Kingn Edwd ara d Realty Inc. Toronto, ON Purcr hah seer Ommni Hotels Corporation • Steele Hotels began construction on TRANSACTION HIGHLIGHT hotel, including the iconic Crystal Ballroom a 90-room hotel on Water Street at The King Edward Hotel is an historic and will provide management. The hotel, Buchanan Street, which is scheduled landmark in downtown Toronto, originally now known as The Omni King Edward to open in late 2014. built for $6 million by George Gooderham. Hotel, is the second Omni branded hotel in • A 200-room Sandman Signature hotel Since opening in 1903, the Hotel has Canada, the other being in Montreal, and has been proposed, near the new enjoyed a strong reputation as one of holds a CAA/AAA Four Diamond rating. Fairfield Inn & Suites. Toronto’s premier hotels. In addition to new hotel supply in the The 301-room hotel is well located on the market, the St. John’s Convention Centre is edge of Toronto’s financial core, within undergoing a $60 million expansion which walking distance of the City’s vibrant will double its current size to 100,000 entertainment and theatre districts. The SF. The Centre’s expansion will include a building’s third, fourth and fifth floors were direct link to the Delta St. John’s Hotel and recently renovated to luxury condominiums, is scheduled to open in January of 2016. and were not included in the offering. Further, the St. John’s International Airport is undergoing a $200-million expansion Omni Hotels Corporation acquired a and renovation to support the anticipated large minority position in the hotel joining growth in passengers to 1.9 million by a private ownership group.