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2011 European Hotel Transactions

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2011 European Hotel Transactions MARCH 2012 | PRICE £300 2011 EUROPEAN HOTEL TRANSACTIONS Lucy Payne Market Intelligence Analyst HVS – London Offi ce www.hvs.com HVS London | 7-10 Chandos St, London W1G 9DQ, UK www.hvshwe.com HVS Hodges Ward Elliott | 1 Lancaster Place, London WC2E 7ED, UK See reverse for details 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. Introduction W LONDON – LEICESTER SQUARE Total European hotel transaction volume reached approximately €7.1 billion in 2011, an increase of 9% on the €6.5 billion recorded in 2010. Although increasing for the second consecutive year, total volume remains well below the 2006 peak of €20 billion and the ten-year average since 2002 of €9.9 billion. The total figure for 2011 was strengthened by a number of major transactions, such as the sale of the Ritz-Carlton Moscow for US$600 million (€411 million) on the single asset side and Blackstone’s acquisition of the Mint Hotels portfolio for £600 million (€691 million). The increase in investment activity can be owed to heightened leisure and business demand, triggering an increase in trading performance across Europe and CHART 1: TOTAL HOTEL INVESTMENT VOLUME 2002-11 making hotels a more attractive 25 Portfolios investment. In addition, a number SingleAssetTransactions of distressed assets came to the 20 TenͲYearAverage market in 2011 including the von Essen portfolio of 28 hotels 15 (26 across the UK), generating considerable interest. € Billions 10 Last year’s activity involved approximately 116 transactions 5 (of more than €7.5 million per property) with 264 hotels and 0 more than 43,200 rooms. 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 Quarterly Investment Activity Source:HVS–LondonOffice Hotel investment was spread CHART 2: INVESTMENT VOLUME BY QUARTER 2011 relatively evenly throughout 7 the four quarters of 2011. After 23%of total Cumulative a slower start in quarter one, SingleAsset 6 Portfolio hotel investment picked up in the second and third quarters, which 5 29%of total together accounted for 57% of 4 total investment. Quarter two 28%of total saw the sale of landmark assets € billions 3 such as the Ritz-Carlton Moscow and the Marriott Champs-Elysées 2 20%of total in Paris, which helped boost investment volume. Investment 1 in quarter three was augmented 0 by the sale of a portfolio of seven Q12010Q12011 Q22010Q22011 Q32010Q32011 Q42010Q42011 InterContinental hotels by Morgan Source:HVS–LondonOffice Stanley Real Estate Fund. EUROPEAN HOTEL TRANSACTIONS 2011 | PAGE 2 Single Assets CHART 3: SINGLE ASSET PRICE PER KEY 2002-11 300,000 60% Single asset activity AverageSalesPriceperRoom %Change accounted for 54% of the total 250,000 45% (€) transaction volume; despite this increase of 15% on 2010, Room 200,000 30% % Change the average price per room Per declined by 27% to €190,000. 150,000 15% Price This is the result of fewer Sales 100,000 0% high-end assets changing hands in 2011 compared with 50,000 Ͳ15% the previous year. Full details Average are shown on pages 9-11. — Ͳ30% 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 Noteworthy Transactions Three notable hotel Source:HVS–LondonOffice assets changed hands during 2011: the Marriott total of 32 hotels (more than 5,200 rooms) Champs-Elysées was acquired by the Abu were sold across the UK in single asset Dhabi Investment Authority (ADIA) for a transactions. This figure was driven by reported €215 million (€1.1 million per London, which accounted for 62% of total room) from Union Investment Real Estate; single asset investment volume in the UK the Ritz-Carlton Moscow was acquired (16% of single asset transaction volume in by Verny Capital from Capital Partners Europe). for US$600 million (€411 million) or US$1.8 million (€1.2 million) per room; and Hotspot: Germany the recently opened W London – Leicester In 2011, Germany secured its place as one Square was sold by McAleer & Rushe of the most important hotel investment to Al Faisal Holdings for approximately markets in Europe, accounting for 19% of £200 million (€233 million). The transaction single asset transaction volume. Notable also included 11 luxury flats and a 35,000 ft² transactions included Norwegian investor M&M’s store. Wenaasgruppen’s acquisition of the Radisson Blu Frankfurt for approximately €100 million Hotspot: The UK (€234,000 per room)and Acron Group’s In terms of single asset sales, the UK was the acquisition of the Steigenberger Airport Hotel most active market with a total transaction project in Berlin for a reported €59 million volume of more than €1 billion. In 2011, a (€183,000 per room). CHART 4: GERMANY HOTEL TRANSACTIONS 2011 Number Priceper Property Location ofRooms Price(€) Room(€) Buyer Seller HotelAlsterhof Berlin 200 16,500,000 83,000 Wenaasgruppen GeorgFischerAG ScandicPotsdamerPlatz Berlin 567 Undisclosed Undisclosed Wenaasgruppen Undisclosed SteigenbergerAirportHotelBerlin Berlin 322 59,000,000 183,000 AcronGroup ECE MotelOneCologne(Development) Cologne 370 20,000,000 54,000 PrivateInvestor FayProjects NHCologneMediaPark Cologne 220 Undisclosed Undisclosed ArtͲInvestRealEstateandInfraRedEuropean EurohypoAG CitadinesMesseFrankfurt(Development) Frankfurt 165 28,000,000 170,000 Ascott GBI KempinskiHotelGravenbruchFrankfurt Frankfurt 284 Undisclosed Undisclosed Mashalifamily OctavianHotelHolding MarriottFrankfurt Frankfurt 588 144,000,000 245,000 RFRHoldingDeutschlandGmbH DegiEuropa RadissonBluFrankfurt Frankfurt 428 100,000,000 234,000 Wenaasgruppen Keops CitadinesMichelHamburg Hamburg 128 19,800,000 155,000 Ascott GBI NovotelHannover Hanover 206 Undisclosed Undisclosed InvescoEuropeanHotelRealEstateFund EbertzandPartner SteigenbergerGrandhotelHandelshof Leipzig 177 20,000,000 113,000 GermanFamilyOffice Undisclosed EtapMuenchenOstMesse Munich 152 10,000,000 66,000 HIHHamburgischeImmobilienHandlungGmbH SubsidiaryofStuttgarterBulowAG MotelOneTegernseerLandstrasse Munich 252 Undisclosed Undisclosed PatriziaGewerbeInvestKAGmbH GeconImmobilien PullmanMunich Munich 331 Undisclosed Undisclosed EventHolding Undisclosed RamadaTreffHotelMunster¹ Munster 140 73,000,000¹ 521,000¹ WürttembergischeLebensversicherungAG SEBAssetManagement MövenpickHotelStuttgartMesse Stuttgart 229 16,000,000 70,000 GrandCityHotels&Resorts UnionInvestment Source:HVS–LondonOffice ¹Includesa17,000m²shoppingcentre EUROPEAN HOTEL TRANSACTIONS 2011 | PAGE 3 PULLMAN PARIS MONTPARNASSE Portfolios and (FORMERLY LE MÉRIDIEN MONTPARNASSE) Corporate Activity Total portfolio and corporate sales volumes reached more than €3.2 billion, a 3% increase on 2010 levels. Two noteworthy transactions were Blackstone Group’s acquisition of the Mint Hotels portfolio for £600 million (€691 million) and Morgan Stanley Real Estate Fund’s disposal of seven InterContinental hotels for €450 million. Full details are shown on page 8. Hotel Companies Continue with Asset Disposal In 2011, many listed hotel companies continued their programmes of selective asset disposals. As part of its ongoing ‘asset-right’ strategy, Accor made two noteworthy portfolio disposals: in February, it sold two Mercure hotels in Germany to a franchise Image courtesy of © Constructed Peoplescapes Ltd Libre de Droit, à l’exclusion affi chage publicitaire avec achat d’espace partner, BSHR Investments GmbH, for an undisclosed sum and in October it Distressed Assets and Financing sold seven Suite Novotels in France to A handful of UK hotel companies found a consortium of French institutional themselves in administration in 2011. investors for €77 million or approximately Perhaps the most publicised of these was €82,000 per room. the von Essen group, which was placed In addition, NH Hoteles sold a portfolio of into administration in April after it failed five hotels (1,147 rooms) across Austria to make interest repayments. The portfolio, and Germany to Invesco European which included 26 UK country house Hotel Real Estate Fund for an estimated hotels, was split up and sold, with most €170 million (€148,000 per room). hotels securing new ownership by the end of 2011. Many of these hotels were sold as RITZ-CARLTON MOSCOW single assets for less than our €7.5 million threshold and thus are not included in this study; however, there were two significant portfolio transactions. In October, Bath Priory Ltd acquired four hotels (81 rooms) in Gloucestershire and West Sussex, and in December Patron Capital and Halcyon Hotels and Resorts acquired seven hotels (211 rooms) situated across the UK. Furthermore, MWB Group Holdings, the owners of Malmaison, confirmed the sale-and- leaseback of five hotels in order to reduce the group’s debt. In May 2011, Legal & General acquired the Malmaisons in Birmingham, Manchester and Leeds for £55.3 million (€63 million). MWB Group Holdings also confirmed the sale-and-leaseback of their London and Aberdeen properties. EUROPEAN HOTEL TRANSACTIONS 2011 | PAGE 4 CHART 5: HOTEL TRANSACTIONS BY REGION 2011 SingleAssets Portfolios Other UK Other 20% 26% 23% Sweden 3% Germany 3% UK Spain 53% Germany 4% 20% France 18% France 17% Spain 13% Source:HVS–LondonOffice Note:UKincludestheMintHotelportfolio Geographic Focus accounted for 78% of total sales volume. In 2011, private equity companies
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