TW Hos 2H 2016.Indd
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Savills World Research2H 2016 Taiwan Asian Cities Report Taiwan Hospitality 2H 2016 savills.com.hk/research savills.com.hk/research 01 Asian Cities Report | Taiwan Hospitality GRAPH 1 Tourism in Taiwan to Taiwan; this is expected to bring Number of inbound arrivals, 2008–1H/2016 The number of inbound tourists broke in an additional 200,000 visitors the 10 million mark in 2015, with visitor annually. As arrivals from Japan, South numbers doubling in the past fi ve Korea and South Asia increase, the China Japan Southeast Asia years. 4.2 million of these tourists were Tourism Bureau stated the number of Hong Kong & Macau Others Total % YoY(RHS) 12,000,000 30% from China, 40% of the total, still the international arrivals in 2016 is forecast largest group, despite a slower growth to stay broadly similar to 2015. 10,000,000 25% rate of 4.9% in 2015. According to the Tourism Bureau, Chinese visitors, Occupancy rate and 8,000,000 20% who usually stay for seven nights vacancy rate % YoY Due to the increase in hotel supply 6,000,000 15% in Taiwan, spent US$7.1 billion in 2015, accounting for 49.6% of total and the slow growth of international travellers, Taiwan’s international tourist 4,000,000 10% visitors’ expenditure. The increase in No. of inbound arrivals Chinese visitors boosts many sectors, hotels witnessed a continued decline 2,000,000 5% especially hotels, tour companies, in occupancy rate in the fi rst half of tour bus companies, restaurants and 2016. The Tourism Bureau reported 0 0% that the national occupancy rate, year- 2008 2009 2010 2011 2012 2013 2014 2015 1H/2016 souvenir stores, especially those targetting group tours. to-date, decreased by 0.78 percentage points (ppts) to 67.34%. Average room Source: Taiwan Tourism Bureau, Savills Research & Consultancy rates increased to NT$4,014 per night, Travellers from China have fl ocked to 5.5% up from the 1H/2015’s average Taiwan since 2008, and there was an of NT$3,803. The possible decrease in average per annum growth of 29.5% Chinese tourist arrivals impacts hotels GRAPH 2 between 2010 and 2015. When Ms. in different ways. International tourist Tsai Ing Wen, the chairwoman of the International tourist hotel occupany rates, hotels, which depend less on the Democratic Progressive Party (DPP) 2009–1H/2016 China market (with 60% of occupation won the 2016 presidential election, from Free Independent Travellers Taipei City Kaohsiung City Taichung City Total the rumours of a clampdown on (FIT) and Chinese tourists accounting 80% Chinese tourists became true. for less than 20%) will not be greatly Mainland arrivals dropped by 75% affected. However, hotels which target 12.2% this May, and 11.9% year- Chinese tour groups are already under on-year (YoY) this June, due to 70% pressure. fewer approvals for group travel being approved by the Chinese 65% Hotel performance in Taipei City is government. It is reported that weakening. The occupancy rate has 60% Chinese tourists could decrease fallen to 69.96% in 1H/2016, down by by one third by the end of the year. 3.84 ppts from 1H/2015, and dropping 55% The tourism industry faces serious below 70% for the fi rst time since challenges, with many operators 2009. Fifteen of the 24 international 50% 2009 2010 2011 2012 2013 2014 2015 1H/2016 focusing on the China market over tourist hotels in Taipei City recorded a the past few years. This August, a lower occupancy rate compared with Source: Taiwan Tourism Bureau, Savills Research & Consultancy travel agency company targetting last year. Two hotels opening this year Chinese tour groups shut down brought further pressure to the market, unexpectedly, and hoteliers and adding a total of 464 rooms, equal tour bus companies have also to 5.5% of the total stock. The Taipei GRAPH 3 complained about a loss of business. Marriott Hotel (318 rooms) and Grand International tourist hotel room rates, 2009– Mayfull Hotel Taipei (146 rooms), both 1H/2016 The tourism industry is witnessing located in the Dazhi area, are reaching a shift in the structure of inbound an average room rate of NT$6,153 and Taipei City Kaohsiung City Taichung City Total tourists. As mainland arrivals NT$9,666 respectively, with occupancy 6,000 decreased, travellers from Japan and recorded at 47.08% and 2.6% in South Korea continued their growth 1H/2016. 5,000 trend by increasing 17.9% and 25.7% respectively in 1H/2016, with both 4,000 Taichung’s average occupancy together accounting for 23.7% of decreased the most out of the three 3,000 the total inbound arrivals. In order to metropolitan cities, with a fl at growth decrease the risk of over-concentration of inbound tourist numbers. Average NT$ per room 2,000 in a particular market, the DPP occupancy in 1H/2016 was 62.37%, government announced their “New Go representing a decrease of 4.62 ppts 1,000 South” policy aimed at the Association from the 1H/2015 average of 66.99%. of Southeast Asian Nations (ASEAN) The reduction is mainly from specifi c 0 2009 2010 2011 2012 2013 2014 2015 1H/2016 and South Asia. Starting from this hotels where China is an important August, visitors from Thailand and source of accommodation demand. Source: Taiwan Tourism Bureau, Savills Research & Consultancy Brunei will be granted visa-free access Plaza International Hotel witnessed a 02 2H 2016 24.2 ppts drop in occupancy rate to of which prefer county areas, budget GRAPH 4 29.5% in 1H/2016, as around 40% of hotels targeting FITs are usually Planned new tourist hotel rooms, 2011–2020 its customers traditionally come from located in cities. Since 2013, we have China. seen a marked increase in budget hotels, with an additional 146 in Taipei, 3,500 New supply 72 in Taichung and 67 in Kaohsiung. Five new tourist hotels, totalling 898 Excellent accessibility is the key factor 3,000 rooms, opened in the past 12 months, for budget hotels’ site selection. pushing Taiwan’s tourist hotel stock up Train station areas where the hotel 2,500 to 119 premises with a total of 27,726 market is very competitive continue 2,000 rooms. Among these new hotels, to attract new hoteliers as 20% of Taipei Marriott Hotel (318 rooms), newly-launched hotels in Taipei and 1,500 Grand Mayfull Hotel Taipei (146 rooms) Taichung in the past three years have No. of rooms and Four Points by Sheraton Penghu been located there. Additionally, well- 1,000 (331 rooms) are recognised as four- or known night markets, such as the 500 fi ve-star hotels. The Marriott Hotel and Liuhe Night Market in Kaohsiung and the Grand Mayfull Hotel Taipei, close the Fengjia Night Market in Taichung, 0 to Taipei Songshan Airport and Neihu have seen hotels cluster as well. 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Technology Park, target business Source: Taiwan Tourism Bureau, Savills Research & Consultancy clients in Taipei City. By including Hotel transactions 1,300 ping of conference venue areas, In 1H/2016, three hotels worth over the Marriott Hotel has tried to gain NT$300 million changed hands. The market share in the MICE industry, and largest deal was Grand HiLai Hotel and TABLE 1 held the fi rst state banquet for New Hanshin department store, which was President Tsai this May. Four Points acquired by Taiwan Life for NT$16.5 Selected investment transactions, 2015– by Sheraton Penghu spent nine years billion. Reportedly, this 45-fl oor 1H/2016 under construction, and is the fi rst and landmark building in Kaohsiung only tourist hotel in Penghu. City, with a department store on the No. of Amount Date Hotel Location Buyer lower fl oors and a 436-room fi ve-star rooms (NT$ mil) When Taiwan experienced a sharp hotel on the ninth fl oor and above, Leofoo Resort Pingtung Kenting Jan 2015 196 900 increase in Chinese tourist arrivals, could provide a 20-year lease and Kenting County Resort investment in hotel development a 3% yield. Another notable deal Hotel Flowers Green World boomed. Nationwide, 43 tourist hotels was Hotel Flowers Taipei, located Jan 2016 Taipei City 168 2,250 (23 international tourist hotels and 20 in the Taipei Train Station area and Taipei Hotel tourist hotels) are due to be launched targetting Japanese travellers, which Eastern Hotels & Taoyuan Mar 2016 173 890 Local hotelier between now and 2020, delivering was acquired by Green World Hotel, Resorts Yangmei City a total of 9,819 rooms. In 2017, 12 an active local budget hotelier, Grand HiLai Hotel Kaohsiung hotels, with 3,048 rooms, will be for NT$2.25 billion, representing May 2016 and Hanshin 436 16,500 Taiwan Life City added to the market. Even though NT$13.39 million per room. department store some development projects are still in the planning stages and probably Along with the quick escalation won’t get built, this large amount of inbound tourists, many non- Source: Savills Research & Consultancy of new supply, equal to one third professional investors are entering of the current stock, is expected to into the budget hotel industry or intensify market competition and place acquiring strata-offi ce space to lease downward pressure on room rates and to hoteliers. During the current real TABLE 2 occupancy. estate market recession, transaction Selected international tourist hotels in Taipei, volumes of residential, offi ce and land 1H/2016 Counties with famous natural tourist all shrank. The risk of a large reduction attractions drew more investors and in the number of Chinese visitors Occupancy rate Hotel No.