august 2019 Israel Hotel Market oVERVIeW 2019 anotHer record Year! lionel schauder Senior Associate russell kett, frics Chairman HVs.com HVs london | 7-10 chandos st, london W1g 9dQ, UK This license lets others remix, tweak, and build upon your work non-commercially, as long as they credit you and license their new creations under the identical terms. Others can download and redistribute your work just like the by-nc-nd license, but they can also translate, make remixes, and produce new stories based on your work. All new work based on yours will carry the same license, so any derivatives will also be non-commercial in nature. Country Highlights political Background Major projects Legislative elections were brought forward The two main large-scale projects directed to 9 April 2019 instead of November towards the hospitality industry have been 2019 as a result of several disputes almost fully completed. The high-speed including a bill on national service for the train linking Tel Aviv to Jerusalem via ultra-Orthodox and potential corruption Ben Gurion Airport was partially opened charges against Prime Minister Benjamin (between Jerusalem and the airport) in Netanyahu. The Likud and Blue & September 2018. The remaining segment White parties tied which has prevented to Tel Aviv is expected to open by the end of Netanyahu from forming a new coalition. 2019. In addition, Eilat’s new international As the question over national service airport was finally inaugurated in January remains a key issue, a snap election was 2019, replacing Eilat City and Ovda called, to be held on 17 September 2019. airports. Sde Dor airport in Tel Aviv is now aWatch Flourishing this space! economy nclosed.ew record! The Israeli economy performed well again Building on an impressive 2017 when in 2018 with GDP growth of around 3.5%, the country exceeded 3 million tourists driven by domestic consumption. Foreign for the first time in its history, 2018 was direct investment continues to increase, even better as Israel welcomed more than as does the number of start-ups, allowing 4.1 million tourists, representing a year-on- the country to consolidate its reputation year increase of more than 14%. The top as a leading high-technology and research five feeder markets remained unchanged in & development hub. The Economist 2018: the USA (21%), Russia (9%), France Intelligence Unit has forecast annual GDP (8%), Germany (6%) and the UK (5%). growth of more than 4% between 2021 and Hotel2023. performance Overall hotel performance was again very strong in 2018 with RevPAR for the country increasing by 6%, driven essentially by average rate as Eilat and the Dead Sea witnessed a slight reduction in occupancy levels. Sample 2015 2016 2017 2018 Size Average RevPAR Average RevPAR Average RevPAR Average RevPAR Occupancy Rate (US$) (US$) Occupancy Rate (US$) (US$) Occupancy Rate (US$) (US$) Occupancy Rate (US$) (US$) Rooms Tel Aviv 71% 231 163 71% 224 159 74% 228 168 76% 242 183 4,552 Eilat 73% 194 142 72% 208 150 76% 210 160 74% 217 161 3,873 Jerusalem 58% 185 107 55% 180 99 66% 184 121 71% 190 134 3,523 Dead Sea 73% 185 134 76% 189 143 79% 202 159 76% 208 158 1,654 Haifa 60% 159 96 64% 158 101 65% 168 109 66% 172 114 832 Israel (Average)¹ 68% 201 136 67% 203 136 72% 208 151 74% 217 160 14,434 ¹ The average of the samples of hotels in the five destinations Source: HVS Research Trends and OppOrTuniTies: israel Hotel MarkeT Overview 2019 | page 2 israel Market profile Israel is on the eastern shores of the Mediterranean. It borders Lebanon to the north, Syria to the northeast, Jordan to the east and Egypt to the southwest. The West Bank and the Gaza Strip, often referred to as the Palestinian territories, are adjacent. The country’s political situation has been turbulent ever since it was founded in Hotel1948. performance 2018 was another strong year for the key Metrics Israeli hotel industry with RevPAR increasing by 6%, driven by a healthy 75% US$250 increase in average rate in all markets 70% US$220 US$190 under review. Hoteliers in resort locations 65% like Eilat and the Dead Sea did not manage US$160 60% US$130 to hold onto the level of occupancy 55% US$100 achieved in 2017; both markets recorded a 2016 2017 2018 Occupancy (%) ADR (US$) RevPAR (US$) drop in 2018. supply and demand Source: HVS Research Israel welcomed 4.1 million tourists in supply and demand growth 2018, an increase of more than 14% over 2017. The growing number of air routes SUPPLY DEMAND 2018 Hotels Rooms Domestic Foreign combined with the celebration of the Level I 61 14,833 3,494,800 3,335,900 Level II 111 18,490 4,863,000 3,748,200 70th anniversary of Israel’s establishment Level III 139 12,963 2,317,900 3,033,200 contributed to this sharp increase, which Level IV 68 3,412 540,700 641,500 Other 40 5,166 2,360,500 821,100 has continued into 2019. Total demand Total 419 54,864 13,576,900 11,579,900 growth slightly outpaced rooms supply CAGR SUPPLY DEMAND growth between 2014 and 2018; however, 2014-18 Hotels Rooms Domestic Foreign the same comparison over the last three Level I 6.2% 3.6% 1.9% 6.1% Level II 6.0% 3.0% 1.2% 6.2% years indicates a much larger gap, with Level III 3.3% 1.6% 0.3% 5.6% demand increasing by 6.7% year-on- Level IV -0.4% -0.3% 0.6% 3.0% Other 0.6% 0.0% 0.9% 7.7% year and rooms supply grew by 2.9%, Total 3.4% 2.3% 1.2% 5.9% thus highlighting the strong potential Note: Demand = Bednights; Level I corresponds to a five-star Hotel. Source: Central Bureau of Statistics of the country and need for additional accommodation, especially at the budget end of the spectrum. Trends and OppOrTuniTies: israel Hotel MarkeT Overview 2019 | page 3 Jerusalem Market profile Jerusalem is the largest city in Israel both in terms of population and area. The city has a rich history; it is one of the oldest cities in the world and is considered holy in Judaism, Christianity and Islam. Jerusalem is home to the country’s most prominent government institutions, including the Knesset (parliament) and the Supreme HotelCourt. performance Jerusalem’s hotel market bounced back key Metrics in 2017, thanks to the events organised around the 50th anniversary of the city’s 80% US$200 reunification, and the positive trend in 70% US$170 both occupancy and average rate continued 60% US$140 into 2018 as the city hosted the first three 50% US$110 stages of the Giro d’Italia, one of the most 40% US$80 2016 2017 2018 important cycle races in the world. supply and demand Occupancy (%) ADR (US$) RevPAR (US$) Source: HVS Research Although the increase in bednights was not as significant as last year, Jerusalem’s supply and demand growth hotels recorded an increase of 10%, driven primarily by the international market SUPPLY DEMAND 2018 Hotels Rooms Domestic Foreign which, in 2018, represented 80% of total Level I+II 31 6,636 677,500 2,443,200 Level III 37 3,286 242,300 1,200,200 demand, an increase from 75% in 2016. Other 21 905 87,800 286,700 Recent openings include the 104-room Total 89 10,827 1,007,600 3,930,100 ibis Styles Jerusalem City Center, Accor’s CAGR SUPPLY DEMAND second property in Jerusalem. Over the 2014-18 Hotels Rooms Domestic Foreign Level I+II 5.5% 2.6% 4.4% 6.4% next few years, the second InterContinental Level III 6.3% 3.3% 8.6% 9.2% in Israel will open; Isrotel will open a new Other 0.0% -1.7% 5.6% 5.2% Total 4.4% 2.4% 5.4% 7.1% property near Zion Square; and Fattal will Note: Demand = Bednights; Level I corresponds to a five-star Hotel. bring its NXY brand to the city. Over the last Source: Central Bureau of Statistics five years demand growth has significantly outpaced supply growth, highlighting pipeline ~16% of current room supply the strong potential of the destination to welcome new hotels. Trends and OppOrTuniTies: israel Hotel MarkeT Overview 2019 | page 4 Tel aviv Market profile Tel Aviv is the country’s financial capital and a global hub for tech start-ups. The city is home to a number of corporate offices, the Tel Aviv Stock Exchange, and some research and development centres. Tel Aviv is often referred to as ‘The City That Never Sleeps’ in light of its 24-hour culture, cosmopolitan lifestyle, bars, restaurants Hoteland nightlife. performance After a strong year in 2017, 2018 followed key Metrics suit with occupancy levels reaching their highest mark since the beginning of our 80% US$260 publication in 2012, and average rate 75% US$230 70% growing at a very healthy pace, mirroring US$200 the positive trends in visitation and 65% 60% US$170 airport arrivals as well as the overall 55% US$140 increasing appeal of Tel Aviv as a city break 2016 2017 2018 Occupancy (%) ADR (US$) RevPAR (US$) destination. supply and demand Source: HVS Research The number of bednights increased by supply and demand growth 7.2% in 2018, a figure slightly below the 2017 level, although still extremely SUPPLY DEMAND 2018 Hotels Rooms Domestic Foreign impressive. The growth was mainly driven Level I 16 3,439 314,500 1,085,900 Level II 19 2,512 283,900 776,200 by the international market which grew by Level III 24 1,629 174,000 558,900 more than 7.5% and accounted for around Other 19 989 95,900 356,000 Total 78 8,569 868,300 2,777,000 three quarters of the total demand.