What actually means "location quality" for hotel (parts II)

© Erich Westendarp / pixelio

While I have devoted myself in the first part on the subject location quality of the “Macro-location” (see article on this homepage), in this contribution I write about the successful factors for hotels which arise from the direct sphere. In contrast to the “Macro-location”, the “Micro-location” clearly is more individual and has a higher portion to the differentiation of the hotel in the competition, and however, affects also substantially the substance value and the earning power.

Different situation advantages for town and holiday destinations 

The demands for the “Micro-location differ basically between city hotels and holiday resorts. Actually logical, as the expectations of the guests and the offer of the hotels difference and lie every now and then even diametrically opposite to each other. While in the cities business travellers, conference participants and town tourists are accommodated, in holiday destinations primarily holiday makers, rest-searching guests and leisure sportsmen are accommodated. Besides, one can assume the fact that in city hotels the average duration of stay per guest is clearly lower as in holiday hotels. 

Quick accessibility counts with short stay

Therefore, for town hotels the factors like the traffic connection, the nearness to railway stations and highways, and above all, the nearness to all public means of transportation like coach, streetcar, city railroad or underground are of upmost importance. The city centres, best of all the historical Old Town belong to the best locations. From the hotel one should reach within a few minutes by foot all places of interest, but also parks and leisure facilities. Not only tourists think highly of it, but also business travellers who search suitable balance after a strenuous working day. For the latter the nearness counts of course, in addition, to case relevant business partners, so the short distance to the commercial-, congressional- or conference centre. In spite of the good binding, the hotel should lie as far as possible in a quiet sphere. Instead of a town highway in front of the front door, a quiet inner courtyard or a pelican crossing would be preferred. Budget or boutique hotels can also be in stage quarters of the city peripheral locations or nearby to animated hotspots. But also here the binding to all means of public transport is important.

Direct nearness to natural attractions as a value driver

In resorts, the hotels that are located next to the attraction because of which the guests visit the resort belong to the most asked and most expensive ones: with winter sports destinations the location directly at the  ski slope (ski-in and ski-out), with summer destinations directly by the sea or lake – ideally with private beach. Also breathtaking (and of course unobstructable) views of the surrounding nature lift the value and with it the price of such hotels. In fashionable holiday resorts with long tourism history, hotels in the village center can also achieve high prices. Here the social aspect "see and be seen" is in the main focus. On account of the location in pure nature and because of the longer duration of the stay, for holiday resorts the direct traffic binding only plays a marginal role.

Please visit www.hotelinvest.org/en/offer/hotel-apartments-right-at-the-ski-slopes-buy-to-let/ for documentation of a ideal Micro-location in the resort industry.