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2002 First Quarter Regional Hotel Value Watch

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2002 First Quarter Regional Hotel Value Watch 2002 First Quarter Regional Hotel Value Watch By: Erik van Keulen, Managing Director Phil Golding, Senior Associate/Project Manager Hubert Viriot, Associate HVS International Singapore 100 Beach Road #28-10/13 Shaw Towers Singapore 189702 (65) 6293 4415 (65) 6293 5426 (fax) New York San Francisco Miami Denver Vancouver Toronto London New Delhi Singapore Sao Paulo Buenos Aires FOREWORD Dear Industry Colleagues, With the hotel industry in Asia changing constantly, Hotel Executives are finding it increasingly challenging to identify the industry’s trends and opportunities. To facilitate the task of hotel investors, developers and operators, HVS International presents the Regional Hotel Value Watch 2002. In this publication, 13 major hotel markets across Asia have been thoroughly analysed in order to provide executives at all levels in the hotel industry with figures essential to accurately assess the regional five-star hotel markets. Each market section discusses the following aspects: · Market profile; · Level of development; · Accessibility; · Five-star hotel supply; · Barriers to entry; · Demand for five-star hotel accommodation; · Five-star hotel performance. In addition, each market section sets out a value outlook for five-star hotel property. I hope you find this information helpful. Should you require any further information or if HVS can be of any assistance, please do not hesitate to contact me. Yours sincerely, Erik van Keulen Managing Director HVS International Singapore Table of Contents 1. Bali ......................................... 1 2. Bangkok ...................................... 3 3. Beijing ....................................... 5 4. Hong Kong .................................... 7 5. Jakarta ....................................... 9 6. Kuala Lumpur .................................. 11 7. Manila .......................................13 8. Phuket .......................................15 9. Seoul ........................................17 10. Shanghai......................................19 11. Singapore .....................................21 12. Taipei .......................................23 13. Tokyo .......................................25 About HVS International Singapore Office BALI Market Area Overview: Bali is an island located in the heart proportion of these flights are chartered and thus, of the Indonesian archipelago, approximately 1,000 km east of accessibility can be somewhat limited during certain times of the country’s capital, Jakarta. the year. Over the period 1995-01, total visitor arrivals increased by approximately 1% per year, from 2.1 million to Market Profile, Bali, 2002 2.3 million passengers. This was mainly due to an increase in international visitor arrivals, which grew by approximately Province: Bali 2 6% per year from 1,015,314 to 1,422,714. On the other hand, Total Area: 5,620 km Population: 3 million (1998 estimate) domestic arrivals fell by approximately 2% per annum over Main industries: Tourism, textiles, garments and handicrafts the same period. The top feeder markets for five-star hotels Provincial Capital: Denpasar are Japan, Europe and Australia, which account for 26%, 15% Topography: Tropical forests with crater lakes & volcanoes and 17% of total arrivals at Ngurah Rai Airport, respectively. Ethnic Composition: Balinese (95%) , Javanese minority (5%) In 2001, international arrivals decreased by approximately Religious Composition: Balinese Hindu (95%) 3.1% mainly due to the terrorist attacks in the US. Owing to Muslim and Christian minorities (5%) the current negative perception of Indonesia, fuelled by Climate / Seasons: LOW: December - March: rainy season political and religious tension, we consider arrivals to Bali are HIGH: April - September: dry season likely to decline marginally in 2002. SHOULDER: October - November Avg. Annual Rainfall: 1,785 mm o o Avg. Temperature Range: 20 C - 33 C Hotel Supply: As at January 2002, there were 117 registered Tourist Attractions: Beaches, diving spots, Bali Museum, Puri hotels, constituting 17,933 rooms, in Bali. The hotel supply Lukisan Museum, Monkey Forest, Gunung consists largely of small, independent one- to three-star Batur, Bali Barat National Park hotels. However, Bali also contains a reasonably high volume Source: HVS International Research, 2002 of five- and six-star hotels. Total Five-Star Hotel Supply, Bali 2002 Development: There are eight districts in Bali, the main and No. of most densely populated being Badung, located to the south. Hotel Affiliation Rooms Star Rating Opening Date Kuta and Sanur, along the southwestern and southeastern Global Hotel Operators coastlines, account for two thirds of the total Bali Hyatt Hyatt Int'l 389 5-Star 1973 The Oberoi, Bali Oberoi 75 5-Star Deluxe 1978 accommodation. Nusa Dua is located at the southern tip of Amandari Amanresorts 30 6-Star 1989 the island and is a self-contained resort complex largely Sheraton Laguna Nusa Dua Starwood 270 5-Star 1989 comprising top-tier resorts. Jimbaran, along the western Grand Hyatt Bali Hyatt Int'l 655 5-Star 1990 coast, has recently become the prime development area for Sheraton Nusa Indah Resort Starwood 351 5-Star 1990 Amankila Amanresorts 34 6-Star 1991 deluxe five-star hotels. Ubud, on a higher altitude in the Amanusa Amanresorts 35 6-Star 1992 centre of the island, has also been a prime location for five- Four Seasons Resort at Jimbaran Bay Four Seasons 147 5-Star Deluxe 1993 star villa-style resorts. However, few hotels have been Bali Hilton International Hilton Int'l 537 5-Star 1993 Le Meridien Nirwana Golf & Spa Le Meridien 278 5-Star 1993 developed in the capital city of Denpasar due to the absence Inter-Continental Bali Resort Six Continents 425 5-Star 1993 of a beach. Future development is likely to take place in Nusa The Ritz-Carlton Bali Marriott 323 5-Star 1996 Dua, Jimbaran and Ubud. Yet, with the north of Bali largely Nikko Bali Nikko Hotels 395 5-Star 1996 Melia Bali Vlillas & Spa Sol Melia 510 5-Star 1996 undeveloped, new opportunities may arise provided Four Seasons Resort at Sayan Four Seasons 54 5-Star Deluxe 1998 accessibility is improved. Total / % of Total 5-star Supply 4,508 82% Regional Hotel Operators Accessibility: Bali benefits from very good accessibility. The The Chedi Ubud Bali GHM 60 5-Star 1994 The Serai GHM 60 5-Star 1994 international airport, Ngurah Rai, was extensively developed The Legian Bali GHM 70 5-Star 1996 between 1992 and 1997. Total / % of Total 5-star Supply 190 3% Owner-operated Nusa Dua Beach Hotel & Spa — 380 5-Star 1982 Total Passenger Arrivals, Bali Airport,1995-01 Hotel Imperial Bali — 137 5-Star 1993 Grand Mirage Resort Bali — 312 5-Star 1993 3,000 Total / % of Total 5-star Supply 829 15% 2,500 Grand Total / % of Total Supply 5,527 31% 2,000 1,500 Source: HVS International Research, 2002 1,000 Movements ('000s) 500 0 Total five-star hotel supply represents approximately 31% of 1995 1996 1997 1998 1999 2000 2001 the total room supply in Bali. Furthermore, the majority International Domestic (82%) of five-star hotel supply is internationally branded, Source: Bureau Pusat Statistics highlighting Bali’s maturity as a developed resort destination. We consider that international management companies lacking brand distribution in Bali are likely to seek In addition to an extensive domestic network, there are over opportunities to gain brand representation within Bali. 15 international airlines flying to Bali, largely from European and Asian feeder markets. However, it should be noted that a HVS International Singapore Office 1 100 Beach Road, Shaw Towers #28-10/13, Singapore 189702 Tel: (65) 6293 4415 Fax: (65) 6293 5426 Recent Additions to / Future Five-Star Supply, 2001-05 Historic Five-Star Hotel Performance, Bali, 1998-01 No. of 120 80% Hotel Rooms Location Star Rating Due 110 70% Recent Add'l Room Supply 100 Ritz Carlton (Additional Villas) 12 Jimbaran 5-Star — 90 60% Under Construction 80 Value (US$) 70 Luxury Villa Resort 135 Nusa Dua 5-Star TBA 50% Occupancy (%) Extensions 60 Ritz Carlton (Additional Villas) 40 Jimbaran 5-Star 2002 50 40% Other Proposed Projects 1998 1999 2000 2001 Proposed Hotel (former Banyan Tree) 155 Ungasan 5-Star 2004 Conrad Hotel 350 Nusa Dua 5-Star 2004 ADR RevPAR Occupancy Raffles Resort 210 Jimbaran 5-Star 2005 Source: HVS International Research, 2002 Total 890 % Increase in 5-Star Supply 16% Source: HVS International Research, 2002 Value Outlook for 2002: Hotel values are derived from prevailing market conditions and the perceived risk in achieving cash flows. The table below sets out our short-term Barriers to Entry: Owing to the current performance of five- value outlook for the five-star hotel market in Bali. star hotels in Bali and the relatively high investment risk perception, contributed to by religious and political tension Bali Five-Star Hotel Market Value Outlook, Q1 2002 and the lack of local financing, hotel values are generally Factors Affecting Cashflow below replacement cost. Therefore, it is somewhat difficult to Demand î justify new development. In addition, suitable land for hotel Supply è î development in prime locations is increasingly difficult to Occupancy Rate Average Room Rate (US$) î find and therefore expensive to acquire. Furthermore, land Gross Operating Profit î ownership regulations are problematic in Indonesia. As such, Potential Cashflow î we consider the barriers to entry in Bali to be high. This is Investment Parameters ì likely to dampen hotel investors’ interest despite Bali’s Risk Perception Discount
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