By Katerina Giannouka & Bernard Forster, October 4, 2004
Vienna hotels have sustained the recent economic slowdown relatively
well. There has been continued investment in Vienna's tourist infrastructure.
Despite the entry of new hotel supply to the market our outlook is positive.
Economy
The key points affecting the Austrian economy according to the Economist
Intelligence Unit's (EIU) latest Austria Country Forecast Summary (21 June
2004) are as follows.
-
Since 1999, Austria has been governed by a centre-right coalition government
comprising the Austrian People's Party (ÖVP) and the far-right Freedom
Party (FPÖ). It is anticipated that the next general election, due
in 2006, will result in a new coalition including the ÖVP and the
Socialist-Green party;
-
The ÖVP has implemented a series of structural reforms and capital
expenditure consolidation programmes to create a leaner state; areas of
focus include reforming the national pension scheme, increasing labour
participation and the retirement age, and privatising the national healthcare,
rail and public administration systems. Despite these reforms, the budget
deficit which stood at 1.3% in 2003 is expected to widen to 2.0% in 2005,
before reducing gradually to 0.1% from 2008;
-
The Austrian economy has been affected by the recent global economic slowdown,
with real GDP declining from 3.3% in 2000 to 1.0% in 2001 and 0.9% in 2002-03.
Growth is expected to commence from 2004 - reaching 1.7%, and 2.4% in 2005
- in response to government capital expenditure and increased private consumption.
Moderate growth is expected from 2006 onwards, driven by robust domestic
demand and a more favourable external environment. GDP growth is expected
to stabilise at 2.2% from 2007 onwards;
-
Due to acceleration in domestic demand, inflation is forecast to rise above
the 1.4% recorded in 2003, but to remain below 2.0%. The current account
deficit is forecast to widen gradually from 0.9% in 2003 before stabilising
at 2.0% from 2007. Short-term interest rates are expected to remain relatively
low at 2.1% in 2004-05 and below 4.0% from 2006 to 2008.
Recent Performance - Vienna Upscale Hotels
Vienna is an attractive leisure destination and it is considered to
be one of the opera and culture capitals of Europe. Vienna is ranked as
one of the strongest congress destinations in Europe and benefits from
an established commercial demand base. We estimate that across Vienna's
four- and five-star hotel market, business demand accounts for approximately
60% and leisure demand for 40% of total demand.
The following chart shows the trend in overnight stays at hotels in
Vienna from 1990 to 2003.
.
Chart 1 - Overnight Stays at Vienna Hotels,
1990-03 (000s)
Source: Vienna Tourist Board
.
From 1994 to 1998, Vienna's quality four- and five-star hotel markets
enjoyed steady growth in occupancy, driven by increasing demand and limited
new hotel supply. However, in 1999 international tourist visitation to
Vienna was negatively impacted by the political unrest in Austria, associated
with the election of the FPÖ in that year. The overall impact on the
hotel and tourism industry was moderated to some degree by an increase
in domestic visitation to Vienna as well as the city's hosting of the year
of Elisabeth ('Sissy'), the fairytale princess; the celebrations for the
centenary of Johann Strauss; the EU presidency; and several large congress
events. These events created demand for five-star hotels in particular
and marketwide occupancy reached approximately 70% in 1999.
In 2000, marketwide occupancy for the quality four- and five-star hotel
markets increased by approximately two percentage points, showing a peak
at approximately 72%. This was due to increased international travel in
the millennium, strong domestic hotel demand and events held in Vienna,
such as the European Figure Skating Championship and the Cézanne
exhibition. However, there was a decline in international congress and
meeting demand due to cancellations following the continued political unrest.
This limited the extent of growth in upscale hotels' performance in 2000.
From 2001-02 there has been a continued decline in occupancies across
the upscale Vienna hotel market, and particularly in the five-star segment;
this is mainly due to the slowdown in the European and Global economies,
which affected key source markets for upscale Vienna hotels. Commercial
demand originating from within Austria, Germany, the USA and Japan has
been particularly affected by companies cutting back on expenses. International
travel was further affected by the 11 September 2001 attacks and the unrest
in the Middle East.
Despite the continued economic slowdown in 2003, the war in Iraq and
the outbreak of SARS (which had an adverse impact on Asian visitation),
hotel occupancy for four- and five-star hotels in Vienna reached approximately
70%; an increase of two percentage points compared with 2002. This increase
in marketwide occupancy was partly a result of the temporary closure of
the 600-room Hilton am Stadtpark early in 2003 for a 17-month renovation.
Overall there was a decrease in the net supply of upscale hotel rooms available
in 2003, despite the opening of two new hotels late in that year (Le Meridien
and Palais Coburg), which added a total of 327 rooms to Vienna's five-star
market. In addition, upscale hotels' performance in 2003 was boosted by
record levels of congress and meeting demand for Vienna in that year. Several
large international congresses were held in the city, the largest of which
being the congress of the European Society of Cardiology. There was also
some recovery in US visitation in that year.
Vienna has two large venues in the city, while a third venue, the RX
Messe Wien Congress Centre, opened in January 2004, thus increasing the
city's convention capacity by some 25% to 13,500 delegates. Over the next
few years Vienna is likely to benefit from large events that are planned,
such as hosting the Mozart year in 2006 and co-hosting the European Soccer
Championship in 2008. The Prater Amusement Park and Schönbrunn Palace
are currently undergoing renovation. Due to its geographic position, Vienna
is likely to benefit from the EU enlargement in terms of additional business
travel. Vienna's active tourism board has set a goal to attract 10 million
overnights to Vienna by 2010 (just under 8 million overnights were recorded
in 2003). There are plans to support this goal by improving Vienna's infrastructure
and accessibility, including reconstructing the central rail station and
expanding the airport. Vienna's international airport serves as a 'transit
hub' between several international destinations and, with the exception
of 2001, has recorded year-on-year growth in passenger movements from 1990-03.
The airport's major redevelopment programme includes expanding the airport's
terminal to accommodate an additional 10 million passengers by 2007 (which
would double its current capacity) and adding a new runway by 2013.
Hotel Supply
Due to strict planning regulations and generally a lack of suitable
hotel development sites, the supply of four- and five-star hotels in Vienna
has remained relatively stable over the past five years.
Recent Changes to Hotel Supply
.
However, in 2003-04 there have been the following changes to hotel
supply.
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The 95-room four-star Falkensteiner Hotel, located in the 7th district
of Vienna, opened in May 2003;
-
The 294-room, five-star Le Meridien hotel, located on Opernring, close
to the Vienna State Opera House, opened in November 2003. This contemporary
hotel features the Le Meridien's showcase 'Art & Tech' guest rooms;
-
The 33-suite five-star Palais Coburg, located near to the Vienna State
Opera House, opened in November 2003. This hotel offers extensive gourmet
dining facilities and meeting and banquet space. We understand that the
development cost was approximately €120 million;
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The 579-room Hilton Am Stadtpark reopened in May 2004 following an 18-month
refurbishment, costing some €60 million. Prior to the renovation the
hotel had 600 guest rooms;
-
The 108-room five-star Sacher Hotel, located in the historic city centre,
closed in June 2004 in order to undergo an extensive renovation programme
that includes a 44-guest-room extension. The privately owned hotel reopened
on 14 September 2004 with a reduced room count of 65 rooms until September
2005, when it opens as a fully renovated 152-room hotel.
Hotels Under Construction
We are also aware of the following hotel projects that are under construction
in Vienna city-centre.
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A 75-room four-star Cerruti hotel, located on Herrengasse in the historic
city centre, is under construction and is due to open in January 2005.
The hotel will be operated by Rezidor SAS and will become the first Cerruti-branded
boutique hotel;
-
A 245-room three-star Austria Trend Hotel, located at the RX Wien Messe
Congress Centre, is under construction and is due to open in June 2005.
Proposed Hotels
In addition, we are aware of several hotel projects and sites that are
considered to be suitable for hotel development. It is rumoured that international
hotel operators such as Four Seasons, Mandarin Oriental, Ritz-Carlton and
Kempinski are actively seeking opportunities to develop or manage existing
privately owned hotels in Vienna. Although we are not aware of any confirmed
development plans at this point in time, we consider that the following
hotel projects are likely to materialise during 2006-07.
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The 44-room five-star Hotel im Palais Schwarzenberg is due to close in
January 2006 for an 18-month extensive renovation;
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A 170-room five-star hotel is proposed to be converted from four connecting
buildings located on the Schubert Ring. This project has been rumoured
for several years, but progress has been slow due to the high building
acquisition and conversion costs. We envisage a five-star hotel opening
at this site in 2007;
-
A 150-room five-star hotel is proposed to be converted from an existing
building located on Börseplatz in Vienna's financial district. We
anticipate that, should an operator be sourced, the hotel will open in
2007.
The following chart illustrates the supply of four- and five-star hotel
room supply in Vienna. Historical data is shown from 1999 to 2003 and our
forecast of hotel room supply from 2004 to 2007 is based on our knowledge
of future hotel developments in Vienna, as described above.
Chart 2 - Four- and Five-Star Hotel Room Supply
in Vienna,
1999-03 Historical and 2004-07 Forecast
Source: Vienna Tourist Board and HVS International Forecast
Outlook
Despite the recent additions to hotel supply in Vienna, including the
reopening of the Hilton am Stadtpark in May 2004, we understand that in
the first six months of 2004 there has been an increase in total hotel
overnights of 10.6% and a dramatic 30.2% increase in the five-star segment,
compared with the same period in 2003. This indicates that recovery is
well underway, with visitation returning from key source markets such as
Germany, the USA and Japan.
The following chart illustrates the change in demand for hotel accommodation
in Vienna, measured in terms hotel overnights from 1991 to June 2004.
.
Chart 3 - Trend in Hotel Demand for Vienna
Hotels,
1991 to YTD June 2004
Source: Vienna Tourist Board
.
Considering the significant growth in hotel demand that was recorded
in the first half of 2004, we consider that demand for upscale hotels will
be high in 2004 and 2005, absorbing the recent increases to hotel supply
in Vienna. We anticipate that upscale marketwide occupancy is likely to
reach approximately 72% in 2004, an annual increase of two percentage points,
and approximately 73% in 2005.
Due to the prospect of new hotel openings in 2006-07, we consider that
marketwide occupancy will see some decline in the mid-term, before regaining
a stabilised level of occupancy in 2009.
In terms of the average rate of upscale hotels, we consider that, due
to the addition of new quality five-star hotel products (Le Meridien, Palais
Coburg, and proposed five-star hotel projects) and the upgrading of several
existing hotels renovated hotels (Hilton, Sacher and potentially Hotel
im Palais Schwarzenberg), there will be upward movement in average rates
over the mid-term. However, competitive market conditions are likely to
suppress average rate increases in the short-term until the impact of new
hotel supply has been absorbed by the market.
Vienna is an established leisure destination and benefits from strong
convention, meeting and incentive, and commercial demand. In order to remain
competitive as a leisure and business destination, Vienna has focused attention
on preserving the city's heritage while upgrading its tourist attractions,
developing new congress and meeting venues, and improving its communication
infrastructure. Furthermore, Vienna is likely to benefit from the increased
trade between new EU member states in Central Europe and from annual events
such as hosting the Mozart year and EU presidency in 2006 and co-hosting
the European Soccer Championship in 2008.
Katerina
Giannouka is an Associate with HVS International�s London Office. She
joined HVS International in 2001 and has two years� operational experience
in the hospitality industry in the Europe. Originally from Corfu, Katerina
speaks English, Greek, and basic French. She holds a BSc (Hons) in Hotel
& Restaurant Management from Oxford Brookes University and a Diploma
in Hotel Operations from The Alpine Centre for Hotel & Restaurant Management,
Athens. Since joining HVS International, she has advised on many hotel
investment projects, extended stay developments, and other hotel and serviced
apartments related assignments in Europe.
Bernard Forster is a Director at HVS International�s London Office.
He joined HVS International in 1997, previously working in the IT sector
as well as several years in various hotel operational management roles
in Switzerland and London. Bernard holds an MSc in Property Investment
from City University London, as well as a BSc in Hotel Management from
Oxford Brookes University. He has advised on hotels throughout Europe,
the Middle East and Africa.
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