A guide to
HOTEL INVESTMENT IN BRISBANE, AUSTRALIA 2014
million population $135 billion economy
million visitor nights
growth in ADR to $183
million room nights sold
278,000 room nights deferred each year due to supply shortage
Contents Premier’s Foreword
Lord Mayor’s Foreword
Why invest in Brisbane hotels
Brisbane – Australia’s premier hotel investment destination
Resources and Energy
Driving tourism demand
Purpose of visit
Robust trading conditions
Trading by sub-market
Trading by star category
Room to grow
Hotels versus serviced apartments
Supply by star category
New hotel supply
Future sustainable supply
Thinking of investing?
01 Hotel Investment in Brisbane, Australia
Premier’s Foreword My government is focused on revitalising the tourism industry and returning Queensland to its rightful place as Australia’s number one tourist destination. We believe it is important that local and state governments work together to support growth - not only in hotel supply and demand, but also with the development of new facilities and infrastructure. To reinforce this, we have set an ambitious target to double overnight visitor expenditure from $15 billion to $30 billion by 2020, creating even more jobs for the tourism sector. Tourism and construction are two of the critical pillars of the Queensland economy which will continue to grow as local and state governments work towards providing a better business environment with streamlined planning processes. Already, Queensland has one of the fastest economic growth rates in the nation, cementing our position as the best place in Australia to invest, employ and grow your business. The economy continues to expand, growing at 4.1 per cent, with Queensland creating more jobs than any other state in the last twelve months. In 2013, Brisbane experienced strong growth in both international and domestic leisure visitors. Increased visitation has led to more travellers looking for quality hotels, leading to greater investment demand in the leisure market.
As part of our commitment to the city’s growth, this government has released public land for development - the most significant being the Queen’s Wharf Precinct. Opening up this historic site for development presents a unique opportunity for developers and investors to contribute to the creation of a landmark attraction within the heart of the CBD. Our partnership with Brisbane City Council continues to support the development of new hotels in Brisbane, as well as create events and new infrastructure that will drive demand and bring more visitors to Brisbane City. We have set our sights on helping this great city become a world class destination, and I believe this vision is starting to be realised. The Queensland Government will continue to play our part by helping grow the economy and by creating more jobs and more opportunities for Queenslanders. Campbell Newman Premier of Queensland
“Tourism and construction are two of the critical pillars of the Queensland economy”
Excitingly, in November 2014, the world’s attention will be focused squarely on Brisbane – with the G20 Leaders Summit being held in the city.
Hotel Investment in Brisbane, Australia 02
Lord Mayor’s Foreword As Australia’s New World City, Brisbane offers incredible opportunities for investment and growth. Two years ago I committed resources to attract and facilitate new hotel investment in the city, following research undertaken by Brisbane Marketing which revealed a chronic undersupply of quality hotel rooms. Since the Guide to Hotel Investment in Brisbane was first released last year, we have seen early signs of success with the construction and development of a number of new hotels well underway. This is great progress and reflects increased levels of hotel investment in the city. Nonetheless, the latest figures, detailed in this updated edition of the guide, show we are still forgoing thousands of room nights each year and missing out on millions of dollars in lost visitor expenditure. Substantially more investment is needed to bridge the remaining gap between available supply and anticipated demand. In recent years there has been considerable investment by Brisbane City Council to improve the city’s appeal as a visitor destination, including a new leisure campaign and specific activity to drive weekend visits. This, in combination with an improved corporate travel environment, is expected to drive strong future demand. As host of the 2014 G20 Leaders Summit, Brisbane has a once-in-ageneration opportunity to showcase its credentials as a new world city.
03 Hotel Investment in Brisbane, Australia
This event, and the 7000 delegates and international media in attendance, is expected to exponentially drive further demand for more hotel rooms in the city. As we attract new hotels to the city, improved levels of supply will also enhance Brisbane’s reputation as a premier convention and tourist destination, attracting even more visitors from emerging markets like China. Chinese visitation to Brisbane continues to grow, with figures indicating a staggering 240 per cent increase over the past 10 years. As this report shows, Brisbane continues to offer significant opportunities for hotel operators, investors and developers. From a national trading perspective, Brisbane performed above the Australian average in 2013 and was among the best-performing hotel markets in the country. The development of more four and five-star branded hotels in Brisbane remains one of the city’s top priorities and I welcome further hotel investment in the city. Graham Quirk Lord Mayor of Brisbane
“The development of more four and five-star branded hotels in Brisbane remains one of the city’s top priorities”
Hotel Investment in Brisbane, Australia 04
Why invest in Brisbane hotels Brisbane’s status as Australia’s dynamic the announcement Brisbane will host
• More than $75 billion worth of resources and energy projects committed or under construction in Queensland.
the 2014 G20 Leaders Summit. With the
Growing tourism demand
new world city was further bolstered by
world’s eyes on Brisbane, there is no better time to consider investment in new hotels. Due to the increasing demand for internationally recognised, branded hotel room supply, it is estimated that Brisbane is missing out on approximately 121,000 visitors a year and $140 million in visitor expenditure. This equates to an estimated 278,000 deferred room nights every year – approximately 14 per cent of current demand. New branded hotel supply in Brisbane is crucial to satisfy growth markets which are being driven by business and events, leisure visitors and developing markets like China. These growth markets are seeking full service and internationally branded hotels. This investment guide provides an analysis of the core fundamentals supporting the Brisbane hotel market, allowing prospective hotel investors, developers and operators to assess and build a credible business case to invest.
The local, state and federal government, through Brisbane Marketing, Tourism and Events Queensland, and Tourism Australia, continue to work collaboratively to grow visitation demand: • Long-term destination marketing being delivered with a greater focus on targeting leisure and international visitors to the city • More than 147,000 convention delegates hosted and welcomed in 2013 • Robust and well-established yearround calendar of major events and conferences • Outstanding range of convention and major events venues underpinning secured events.
Excellent economic fundamentals
Brisbane is home to a number of established and emerging retail, entertainment and dining precincts, with the Queensland Government and Brisbane City Council working to unlock land for private development including:
With more than 45 per cent of Queensland’s population and an economy valued at $135 billion, Brisbane is the economic, tourism and business hub of Queensland:
• Development and release of a new city centre master plan which provides a clear vision for future investment and development
• Brisbane’s economy is forecast to grow by more than 60 per cent by 2031 to $217 billion
• Home to leading dining, entertainment and retail precincts such as South Bank and Queen Street Mall
• Population of over two million, expected to increase to over three million by 2031
• Strong commitment from both local and state government to develop new world-class precincts such as Queen’s Wharf, Howard Smith Wharves and Kurilpa Riverfront.
The Brisbane hotel market is rich with opportunity. Here’s why:
• World-class infrastructure driving economic and visitation demand with more than $7.5 billion worth of infrastructure under construction or in the pipeline
05 Hotel Investment in Brisbane, Australia
Strong demand Brisbane’s visitor economy is growing strongly, particularly in key segments like leisure and events travel, and Asian tourism: • 4.3 million visitor nights in 2013 • $6.1 billion spent by visitors to Brisbane in 2013 • Chinese visitors numbers growing at 21.8 per cent per annum since 2008 • 10 per cent increase in leisure travellers staying in hotels in 2013.
Robust trading conditions Despite weaker trading conditions experienced in 2013, Brisbane continues to be the fourth-best performing market in Australia, with healthy trading forecast in 2014 and beyond: • 77 per cent average occupancy rate in 2013 • 1.97 million room nights sold in 2013, representing an increase of 1.9 per cent since 2009 • Average Daily Rate (ADR) increase of 8.1 per cent since 2009 to 2013 (or average annual growth of 2.0 per cent) to $183 • Revenue per available room (RevPAR) increase of 10.3 per cent since 2009 to 2013 (or average annual growth of 2.5 per cent) to $142.
Room to grow
• To meet increasing demand from China and leisure visitors seeking recognised brands and premium service, it is estimated Brisbane needs an additional 216 to 330 rooms per year to 2022.
Pro-business environment Private sector investment is strongly supported by state and local governments, with active support and facilitation for new investors, including: • Dedicated case managers for investors, developers and operators looking for hotel opportunities in Brisbane • Streamlined approvals by both levels of government for hotel projects • Strong funding commitment in destination marketing to build demand from leisure and international visitors • Funding secured to attract greater aviation capacity and new routes into Brisbane • Lowest payroll taxes in Australia. The Queensland Government and Brisbane City Council are working together in partnership to promote new investment in Brisbane hotels. If you are interested in investing, this guide provides you with information and contacts to take the next step.
Growth in capacity is required to enable the market to grow demand and attract new visitors to the city. Brisbane’s hotel market has not kept pace – creating opportunities for investors, developers and operators to plant a flag here: • Less than 3 per cent increase in total room supply added to the market since 2010
Hotel Investment in Brisbane, Australia 06
07 Hotel Investment in Brisbane, Australia
Brisbane – Australia’s premier hotel investment destination Brisbane, Australia’s new world city,
is an economic powerhouse and
the tourism and business hub of
Queensland’s capital, the City of Brisbane, is Australia’s third-largest capital city, covering more than 1300km2 in area with a population of more than 1.11 million. The Greater Brisbane region, which extends beyond the Brisbane metropolitan area to Ipswich, Logan, Moreton Bay and Redlands, has a population of 2.13 million with a total employed workforce of 1.1 million.
Queensland. With a population of over two million, Brisbane has more than 45 per cent of the state’s population, with an economy valued at $135 billion. Recognised as one of Australia’s major business and commercial hubs, corporate companies have been attracted to Brisbane’s consistently strong economic
As the closest capital city on the eastern seaboard to Australia’s three largest export markets – China, Japan and South Korea – Brisbane is ideally located to attract global business within a similar time zone. The city has become a world-leading mining and resource sector hub, with a large number of companies providing goods, services, technologies and innovative manufacturing to this sector.
performance, highly skilled and creative workforce, and some of the world’s most advanced infrastructure.
“As the closest capital city on the eastern seaboard to Australia’s three largest export markets, Brisbane is ideally located to attract global business”
Brisbane Key Statistics
Population 2031 (forecast)2
Population growth (per annum)
Total floor space 2011 (m2)3
Total projected floor space 2031 (m2)3
Value of economy 20134
Projected value of economy 20315
Australian Bureau of Statistics. Office of Economic and Statistical Research, Queensland Treasury, medium series. 3 Brisbane City Council, Brisbane Inner City Investment Prospectus, Second Half 2013. Floor space includes retail, commercial, industrial, community purpose and other – excludes residential. Statistical area includes Brisbane City, Fairfield-Dutton Park, Fortitude Valley, Highgate Hill, Kangaroo Point, Kelvin Grove-Herston, New Farm, Newstead-Bowen Hills, Paddington-Milton, Red Hill, South Brisbane, Spring Hill, West End and Woolloongabba. 4 Brisbane City Council Estimate 5 Brisbane City Council, Brisbane 2012-2031 Economic Development Plan. 1
Hotel Investment in Brisbane, Australia 08
Economy Queensland The Queensland economy has continued to outperform the rest of Australia in recent years, averaging 4 per cent growth over the decade to 2012-13. This is well above the Australian average of 3 per cent, and second-highest among Australian mainland states. Valued at over $290 billion, Queensland’s economy is forecast to continue to grow above the Australian average out to 2016-17.
Resources and Energy Source: Australian Bureau of Statistics, Australian National Accounts: State, 2012-13 (Chain Volume Measures)
Source: Australian Government, Mid-Year Economic and Fiscal Outlook 2013-14; Queensland Government, State Budget 2013-14 and Mid-Year Fiscal and Economic Review 2013-14
09 Hotel Investment in Brisbane, Australia
In recent years, Queensland’s Resources and Energy sector has underpinned the state’s economic growth, driven predominantly by significant business investment in major liquefied natural gas (LNG) and coal projects. While commodity prices have moderated since reaching record highs in 2011, they remain high by historical standards and the investment pipeline for the state is strong. In October 2013, the Bureau of Resources and Energy Economics identified $77 billion of Queensland projects at the committed stage (including projects under construction) and a further $99 billion at the feasibility stage – a total pipeline in excess of $175 billion.
Major greenfield opportunities are yet to be developed in the state – particularly the vast coal resources of the Galilee Basin which will attract significant infrastructure investment. Furthermore, new opportunities will arise for companies supplying major mining and unconventional gas projects as they move from the construction to operational phase. Brisbane will continue to form a major hub for resources and energy companies as these projects progress over coming decades. The city is home to an array of companies that operate along the resources and energy supply chain, including: equipment manufacturers; technology developers; providers of services (such as: engineering; construction; contracting; and drilling) as well as a vast research and development presence made up of government institutions, universities and private companies.
Infrastructure With a strong vision for the future, the Brisbane City Council and Queensland Government’s long-term commitment to invest in critical infrastructure continues to transform the city’s landscape with the ongoing delivery of new road, tunnel and rail links. Since 2010, over $11.5 billion has been invested in key infrastructure in Brisbane, with significant projects under construction or in planning worth in excess of $8 billion.
Major Queensland Resources and Energy Projects in the Investment Pipeline Project
Australia Pacific LNG
Origin Energy / ConocoPhillips
Queensland Curtis LNG
Queensland Gas Company
Santos, PETRONAS, Total, KOGAS
BHP Mitsubishi Alliance
Hay Point Coal Terminal
BHP Mitsubishi Alliance
Wiggins Island Coal Terminal
China First Coal Project
Alpha Coal Project
GVK - Hancock Coal
Carmichael Coal Project
Committed / Under Construction
Source: Bureau of Resources and Energy Economics, Deloitte Access Economics Investment Monitor
Major Infrastructure Projects in Brisbane Infrastructure
Legacy Way (Northern Link Tunnel)
Kingsford Smith Drive upgrade (Stage 2 and 3)
Under planning/ construction*
Brisbane Airport new parallel runway
Bus and Train (BaT) Tunnel
Completed Port Connect (upgrade of the Port of Brisbane Motorway)
Airport Link Tunnel
Keperra to Ferny Grove rail upgrade
Darra to Springfield rail corridor (Stage 1)
Clem Jones Tunnel
Gateway Upgrade and Bridge Duplication
Go Between Bridge
Ted Smout Memorial Bridge (Houghton Highway duplication) Sandgate to Redcliffe
Corinda to Darra rail upgrade
Acacia Ridge rail crossing
Source: Brisbane Marketing *Delivery date and investment for infrastructure projects under planning/ construction is an estimate only.
Hotel Investment in Brisbane, Australia 10
Brisbane Airport Brisbane Airport, situated just 12km from the central business district (CBD), operates curfew-free and offers aroundthe-clock capacity; allowing Brisbane to link to international networks hubbing from cities including Dubai, Singapore and Bangkok. The airport’s modern domestic and international terminals are linked by modern arterial roads (the newly constructed Airport Link Tunnel) and have a direct rail link to the CBD and the Brisbane suburban rail network. In 2013, Brisbane Airport’s 28 airline partners handled a record 21.8 million passengers, an average growth of 6.1 per cent per annum over the past 10 years since 2003. Australia’s thirdbusiest airport services 28 international and 44 domestic destinations, with more than 3760 scheduled direct flights each week. Brisbane Airport Corporation began construction of a new parallel runway in 2013 as part of a $1.3 billion infrastructure investment. The addition of the new runway will see Brisbane Airport operate on the same level of capacity as airports in Singapore and Hong Kong, and upon completion in 2020 it will become the most efficient runway system in Australia.
Brisbane Airport Scheduled Network Direct Destinations, YE June 2013 Destinations International Asia
Regional Queensland Regional New South Wales
Source: Brisbane Airport Corporation *frequencies per week, one way
Airline Carriers Serving Brisbane Asia & Middle East
New Zealand & Pacific
Air New Zealand
China Southern Airlines
Our Airline (Air Nauru)
Philippine Airlines Singapore Airlines THAI International Source: Brisbane Airport Corporation
11 Hotel Investment in Brisbane, Australia
Direct international routes
Seoul Los Angeles Abu Dhabi
Guangzhou/Beijing Taipei Hong Kong
Bangkok Manila Kuala Lumpur
Source: Brisbane Marketing
* Source: Brisbane Airport Corporation *Excluding transit passengers
â€œThe addition of the new runway will see Brisbane Airport operate on the same level of capacity as airports in Singapore and Hong Kongâ€?
Hotel Investment in Brisbane, Australia 12
Cruise Terminals The cruise industry has experienced consistent growth in Queensland largely due to Brisbane’s strategic location on Australia’s east coast; ideally situated just one sea-day away from Sydney or the Whitsunday Islands, and two sea-days from Cairns or the Pacific island of New Caledonia. The growing popularity of Brisbane as a base port for the Australian cruise industry is demonstrated by the number of ships visiting Brisbane between 2008-09 and 2012-13, which saw average growth of 13 per cent per annum. The popularity of Brisbane as a cruise destination has increased from approximately 150,000 passengers in 2008-09 to almost 325,000 in 2012-13; constituting an average annual growth rate of 21.3 per cent. Brisbane has two cruise facilities located at Brisbane’s Portside Wharf precinct in Hamilton and the Port of Brisbane respectively. Portside Wharf – situated just 7km from the Brisbane CBD – is capable of welcoming ships up to 270m in length, complete with a state-of-the-art terminal facility. The Port of Brisbane accommodates larger vessels, such as The Queen Mary II.
13 Hotel Investment in Brisbane, Australia
Source: Tourism and Events Queensland
Port of Brisbane Trade, FY 2012/13 Imports Rank*
Country of Origin
Country of Destination
Iron & steel
Iron & steel
Source: Port of Brisbane 2014 *By tonnage
“The Port of Brisbane is Australia’s fastestgrowing capital city container port and Queensland’s largest multi-cargo port”
Port of Brisbane The Port of Brisbane is Australia’s fastest-growing capital city container port and Queensland’s largest multicargo port, handling in excess of $50 billion in global trade and over one million containers annually. The port offers world-class cargohandling and warehousing facilities for containers, general cargo, motor vehicles and bulk commodity exports from the coal basins and agricultural regions of southern Queensland and northern New South Wales. Strategically located at the mouth of the Brisbane River and just 24km from the city’s CBD, the port comprises 7.86km of quay line, 1047ha of land holdings and 999ha of deep water berths and channel access. A vital link between Australia and overseas markets, the Port of Brisbane is the closest major container port to Australia’s largest export markets in the Asia Pacific rim, being up to five sailing days closer than southern ports in Sydney and Melbourne. The port is a critical trade hub for Queensland, accounting for approximately 50 per cent of the state’s international trade, 95 per cent of the state’s motor vehicle imports, 100 per cent of the state’s meat exports, 75 per cent of Australia’s beef exports, and 50 per cent of Queensland’s agricultural exports.
The Port of Brisbane Pty Ltd is responsible for the management of the port, and in the past 20 years has invested over $1.6 billion into port infrastructure and assets. Today, more than 35 shipping lines service the port, making over 2500 ship calls each year. The table adjacent details the top six commodities the Port of Brisbane imports and exports, globally and domestically.
BaT Tunnel In a world first, Brisbane will begin construction of an underground bus and train project named the BaT (Bus and Train) Tunnel, which will provide a critical new link in South East Queensland’s public transport network. With construction to begin in 2015, the BaT is a new innovation in public transport, and will be the first of its kind to combine rail and bus networks in a single, doubledecked, 15m-wide tunnel. The BaT will provide a 5.4km northsouth tunnel, linking Dutton Park on Brisbane’s south to Victoria Park on the north, delivering three new stations in high residential and commercial areas at Woolloongabba, George St and Roma St. Specifically, the station at 63 George St will provide a new access point at the southern end of the CBD, creating greater accessibility to the new Queen’s Wharf Brisbane precinct, Brisbane’s CBD and QUT Garden’s Point campus. In addition, the BaT will increase the number of services to the CBD, including additional express services.
Hotel Investment in Brisbane, Australia 14
â€œLong-term strategies in destination marketing are being delivered with a greater focus on attracting more leisure and international visitors to the cityâ€?
15 Hotel Investment in Brisbane, Australia
Driving tourism demand As the cityâ€™s regional tourism organisation and convention bureau, Brisbane Marketing continues to work collaboratively with industry and key stakeholders, such as Tourism and Events Queensland, and Tourism Australia, to realise growth in visitation demand. Strategic destination marketing and business development continues to be driven across conventions, leisure tourism and major events to deliver growth from international and domestic markets. A strong corporate market has been the major driver of demand in Brisbane. Historically, Brisbane has attracted 15 per cent of all international leisure visitors to Australia. During 2013 however, the city experienced growth in both international and domestic leisure visitors; demonstrating the profile and popularity of Brisbane as a leisure destination is on the rise. With this in mind, specific long-term strategies in destination marketing are being delivered with a greater focus on attracting more leisure and international visitors to the city.
Business events Brisbaneâ€™s reputation as a worldclass destination for meetings and conferences continues to be strengthened with the growth and emergence of new venues and event services, as well as a range of highprofile international conferences. The cityâ€™s status as a meetings, incentives, conference and exhibition (MICE) destination of choice was further bolstered with the announcement Brisbane will host the 2014 G20 Leaders Summit.
During the past five years, Brisbane has witnessed growth across the business events market, with healthy increases across events, delegates and delegate days, despite weaker conditions in 2013. Since 2008, total events increased by an average rate of 7.9 per cent per annum, with 1400 events hosted in the city in 2013 compared with fewer than 1000 in 2008. The business events market has historically been underpinned by the corporate sector, with 71 per cent of total events held in 2013 hosted by corporate organisers.
G20 Leaders Summit It is anticipated more than 7000 visitors, including world leaders and international media, will descend on Brisbane for the G20 Leaders Summit. Hosted at the Brisbane Convention & Exhibition Centre, the G20 Leaders Summit will put Brisbane and its businesses at the centre of world events; providing opportunities to promote tourism, build international networks, and highlight the talent and future of Brisbane.
Hotel Investment in Brisbane, Australia 16
The city enjoys a host of premium business event venues, including Australia’s most-awarded convention venue, the Brisbane Convention & Exhibition Centre (BCEC), which completed a $140 million expansion in 2012 to provide a range of flexible meeting spaces with a total capacity of 8000. In 2013, Brisbane welcomed two worldclass convention venues – the $59 million Royal International Convention Centre (RICC) at the Brisbane Showgrounds, and the Brisbane City Hall located in Brisbane’s King George Square which has undergone a $215 million restoration.
Source: Queensland Business Events Survey, Queensland Treasury and Trade
Brisbane Events, Delegates and Delegate Days YE June Financial Year
Total growth 2007-2013 (No.)
Total growth 2007-2013 (%)
Average annual growth 2007-2013 (%)
Source: Queensland Business Events Survey, Queensland Treasury and Trade
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Brisbane’s Top 10 Business Event Venues by capacity theatre style Total Capacity (people)*
Brisbane Convention & Exhibition Centre (BCEC)
Royal International Convention Centre (RICC)**
Brisbane City Hall
Sofitel Brisbane Central
Pullman Brisbane King George Square
Mercure Hotel Brisbane
Royal on the Park Brisbane
Rydges South Bank
Stamford Plaza Brisbane
A list of the city’s top 10 venues is featured adjacent, with these venues alone having the capacity to accommodate approximately 18,200 people across 160 meeting rooms. Brisbane Marketing’s Convention Bureau works with Brisbane’s business events industry to market Brisbane as a leading business events destination. The city has secured a strong calendar of future conferences for 2014 and beyond, some of the conferences as outlined in the table below were led by Brisbane Marketing and others were led by the BCEC and done in partnership with Brisbane Marketing.
Source: Brisbane Marketing * approximately ** There is additional capacity across the Brisbane Showgrounds which has not been accounted for. Secured Conferences with more than 1000 delegates Conference
No. of Days*
2014 Scientific Meeting of the Asia Pacific Association for the Study of the Liver
2014 Congress of the Asia Pacific Initiative on Reproduction (ASPIRE)
2014 National Band Championships
World Congress of Audiology 2014
International Union for Pure & Applied Biophysics (IUPAB) 2014
Australian Woodworking Industry Suppliers Association (AWISA) Exhibition 2014
World Congress of International Association of Applied Linguistics (ALIA) 2014
XXIXth International Horticulture Congress 2014
2014 Australian International Education Conference (AIEC)
G20 Leaders Summit 2014
2015 ICASSP (International Conference on Acoustics, Speech and Signal Processing)
2015 International Scientific Meeting of the Royal College of Obstetricians and Gynaecologists (RCOG)
Source: Brisbane Marketing *Estimate
Hotel Investment in Brisbane, Australia 18
Brisbane’s Top Major Event Venues Location
Brisbane Convention & Exhibition Centre (BCEC)
Concerts, exhibitions, netball
Brisbane Cricket Ground (The Gabba)
International and Twenty20 cricket, AFL
Brisbane Entertainment Centre
The city has a robust and wellestablished year-round calendar of major events that successfully attract theatre, music, art, sport and food lovers from around Australia and the globe. Brisbane, a sport-loving city, is home to the Brisbane Roar, Brisbane Lions, Brisbane Broncos, Brisbane Heat, Queensland Firebirds, Queensland Bulls and Queensland Reds.
Theatre, arts and exhibitions
Queensland Tennis Centre
Queensland Art Gallery/ Gallery of Modern Art
Queensland Performing Art Centre (QPAC)
Arts, festivals, popular entertainment
In 2015, Brisbane will play host to the Asian Football Confederation (AFC) Asian Cup with seven matches played at Suncorp Stadium attracting players and spectators from 16 nations across the Asia Pacific region, as well as the 11th International Cricket Council (ICC) Cricket World Cup.
River Stage, Botanical Gardens
South Bank Parklands
State Library of Queensland
Exhibitions and festivals
Concerts, soccer, NRL, rugby union
Brisbane is home to an extensive range of world-class major event venues, which bolster the city’s ability to continue to attract premier events that drive intrastate, interstate and international visitors to the city.
Gallery of Modern Art Brisbane is home to Australia’s largest gallery of modern and contemporary art, the Gallery of Modern Art (GOMA), which is Australia’s second-mostvisited gallery, and the 31stmost-visited gallery in the world, attracting more than 1.48 million visitors in 2012. The gallery’s flagship exhibition, the Asia-Pacific Triennial of Contemporary Art (APT), is a major exclusive international exhibition attracting more than 550,000 attendees.
19 Hotel Investment in Brisbane, Australia
Source: Brisbane Marketing
Brisbane Major Events Calendar Event
Queensland Tennis Centre
February to June
Brisbane Comedy Festival
February to March
March to June
March to September
March to September
Anywhere Theatre Festival
Brisbane Racing Carnival
May to June
State of Origin
May to July
Fun run (14km)
CBD to South Brisbane
Royal Exhibition (EKKA)
Gateway Bridge to Brisbane Showgrounds
Fun run (5km & 10km)
October to March
October to March
Asia Pacific Screen Awards
Brisbane City Hall
Parade and lightshow
South Bank and CBD
December to January
Asia Pacific Screen Awards Brisbane is host to the internationally televised Asia Pacific Screen Awards (APSA), with hundreds of film industry practitioners from Asia Pacific attending to witness the region’s highest accolade in film. The Asia Pacific Screen Awards recognise and promote the cinematic excellence and cultural diversity of the world’s fastest-growing film region, comprising 70 countries and 4.5 billion people. To find out more visit asiapacificscreenacademy.com
Source: Brisbane Marketing
“The city has a robust and wellestablished year-round calendar of major events that successfully attract theatre, music, art, sport and food lovers from around Australia and the globe” Hotel Investment in Brisbane, Australia 20
â€œBrisbane City Council and Queensland Government have continued to reinforce their commitment to tourism, taking an active role in the facilitation of new world-class tourism infrastructureâ€?
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World-class precincts Brisbane is home to a number of established and emerging retail, entertainment and dining precincts which drive significant visitation from intrastate, interstate and international visitors, such as: • South Bank • Queen Street Mall • Barracks and Caxton Street at Petrie Terrace • Gasworks in Newstead • Boundary Street in West End • James Street in Fortitude Valley • Brunswick Street Mall and China Town Mall in Fortitude Valley • Emporium in Fortitude Valley • Logan Road and Stanley Street in Woolloongabba • Portside in Hamilton. These core precincts have continued to evolve and establish themselves as leading destinations, with the future evolution of the CBD largely driven by a clear and strategic vision as outlined by Brisbane City Council in the new Brisbane City Centre Master Plan. In addition, the Brisbane City Council and Queensland Government have continued to reinforce their commitment to tourism, taking an active role in the facilitation of new world-class tourism infrastructure on state and local-owned land. In particular, the Brisbane City Council and Queensland Government identified and released land to the private development industry, with major projects mooted at Queen’s Wharf Brisbane and Howard Smith Wharves that will redefine and enhance the CBD offering.
Further development of tourism infrastructure continues to be underpinned by the Queensland Government’s focused and proactive approach, with tourism being identified as a key pillar of the Queensland economy. In addition, the Queensland Government has committed to doubling visitor expenditure to $30 billion under the national Tourism 2020 plan.
Blueprint for precinct evolution The new Brisbane City Centre Master Plan was developed in 2013 by Brisbane City Council to ensure the city has a clear vision and strategy on which to capitalise, and the ability to seize investment and development opportunities. The master plan delivers a coordinated framework for future precinct development, and sets out five key strategies to guide future development, transport and public space investments. The key strategies underpinning the master plan include: 1. Economic development – Brisbane is open to investment and geared for prosperity. 2. Public realm – in Brisbane we enjoy the open air. 3. Built form – in our city every building is beautiful. 4. Social and cultural – discover our urban playground. 5. Transport – our city centre is a special place where people move freely.
Hotel Investment in Brisbane, Australia 22
To kick-start the transformation of the city centre, Brisbane City Council announced a number of priority projects, to be delivered by 2018, which will revitalise the city. These projects include Howard Smith Wharves and Queen’s Wharf Brisbane, as well as: • Edward St – Edward St is establishing itself as Brisbane’s home for international luxury brands. Brisbane City Council is committed to supporting this investment by transforming it into a world-class retail environment with broad footpaths, tree-lined street and beautiful buildings. • Albert St – Albert St will become Brisbane’s green spine, embodying Brisbane’s subtropical climate and outdoor lifestyle. This street will serve as a leafy boulevard connecting the City Botanic Gardens, King George Square and Roma Street Parkland. • CityGlider network – A bus network will be developed to connect Brisbane’s growing inner-city neighbourhoods, major employment hubs and cultural destinations to allow workers, residents and tourists to move quickly, frequently and conveniently across the city.
South Bank South Bank is the cultural and entertainment heart of Brisbane. Spread across 42ha, South Bank offers leisure, culture, dining and recreation space for the enjoyment of locals and visitors alike. Located just a few minutes from Brisbane’s CBD, South Bank is divided into four main precincts: Grey Street;
Little Stanley Street; the Parklands; and River Quay. With over 1500m of uninterrupted Brisbane River frontage, South Bank attracts more than 10 million visitors each year and is where the city celebrates key events such as New Year’s Eve, Australia Day, Brisbane Festival and Regional Flavours. With more than 14,000m2 of retail and commercial space, South Bank offers unique and world-class dining and retail experiences.
Queen Street Mall Regarded as the most successful pedestrian mall in Australia, the Queen Street Mall is a 500m pedestrian-only street in the centre of the Brisbane CBD. The mall houses approximately 700 retailers, including six major retail centres and over 142,000m2 of retail area6, drawing 26 million visitors each year and driving a total annual turnover of approximately $930 million. The Queen Street Mall attracts shoppers and tourists and acts as the retail heart of the city, with free music and theatre performed year-round. Its success is evident with vacancy rates of only 2.4 per cent7, with the mall recently being ranked number seven in the top 10 highest retail rents in the Asia Pacific region8.
Queen’s Wharf Brisbane In 2013, the Queensland Government announced the issue of a new casino licence for Brisbane, and the once-ina-generation opportunity to redevelop a unique precinct, known as Queen’s Wharf Brisbane, in the heart of Brisbane’s CBD.
Retail is defined by the Australian Bureau of Statistics. The definition excludes the following tenancy types: Amusements/Entertainment, Appliance Rental, Auto Accessories, Banks and Building Societies, Cinemas, Equipment Hire, Financial and Property Services, Gyms, Garden Supplies, Lottery & Gaming, Marine Equipment, Medical and Dental Services, Offices, Post Office and Travel Agency. For the purpose of this report vacant tenancy areas have been included. 7 Colliers International, Retail Research and Forecast report, Second Half 2013 8 Colliers International, Global Retail Highlights 2013 6
23 Hotel Investment in Brisbane, Australia
Queenâ€™s Wharf Brisbane is a prime CBD precinct with more than 9ha of land and 700m of Brisbane River frontage. The opportunity exists for this brownfield precinct to be redeveloped to deliver an integrated resort that includes a casino, six-star hotel, retail, food and beverage, and entertainment and convention facilities. Subject to negotiations with the winning bidder, the new precinct is scheduled to begin construction in 2017 with stage one anticipated to be completed by 2020, providing the city with a new and unique entertainment precinct that will continue to drive greater leisure and corporate visitation from both the domestic and international markets.
Howard Smith Wharves In 2013, Brisbane City Council released a Request for Proposals (RFP) seeking bids from the private sector to redevelop prime riverfront land between Brisbaneâ€™s CBD and New Farm known as Howard Smith Wharves (pictured below). As part of the RFP process, Brisbane City Council encouraged proposals that sought to reactivate and renew the under-utilised 3.43ha site and deliver high-quality public space back to the city, including worldclass retail, food and beverage, and recreational offerings.
Subject to negotiations with the winning bidder, Howard Smith Wharves will provide Brisbane with an additional dining and recreational precinct for both locals and visitors to enjoy.
Kurilpa Riverfront Brisbane City Council and the Queensland Government are working together on the renewal of the Kurilpa Riverfront precinct to facilitate the redevelopment of prime riverfront industrial land in South Brisbane. This unique precinct comprises approximately 1km of river frontage and more than 25ha of land, and will be the largest renewal opportunity in Brisbane since the Teneriffe waterfront revitalisation in the mid to late 1990s. The master plan, scheduled to be finalised and endorsed in mid-2014, is set to provide a clear vision that delivers greater developer certainty. The planning process is currently exploring the potential for a mix of high-quality commercial, retail and residential development, along with significant new public spaces and enhanced streets. It has the potential to deliver an additional recreational, dining and retail precinct for the enjoyment of locals and visitors alike.
Hotel Investment in Brisbane, Australia 24
25 Hotel Investment in Brisbane, Australia
Strong demand The tourism industry in the Brisbane City Council area contributes more than $3.3 billion to the Gross Regional Product, employing 21,100 people in Brisbane. The hotel sector is the industryâ€™s highest contributing employer, employing 9400 people. With a robust Queensland economy attracting more and more business and international visitors to the capital, Brisbane continues to evolve as a destination of choice for travellers. With growing demand, full-service branded hotels will play a vital role in defining Brisbane as a truly world-class destination, providing much-needed amenity, service and character to the city.
Purpose of visit In 2013, business travellers continued to be the most dominant demand-driver for hotels, accounting for 45.5 per cent of the hotel visitor market. Despite demand from business travellers flattening compared to the peak of 2008 (at 50.9 per cent), business travellers continued their pilgrimage, driven by buoyant economic conditions and improving business sentiment. The city also enjoyed strong growth from holiday and leisure travellers who in the immediate wake of the global financial crisis had tightened their discretionary spend and stayed away. For the first time, holiday and leisure travellers have returned to the city in record numbers as confidence rebounds, with Brisbane welcoming more than 650,000 tourists in the year ending September 2013 â€“ an increase of 16.8 per cent over the previous 12 months and the highest number ever accommodated.
Source: Tourism Research Australia
Brisbane welcomed more than 750,000 international visitors in 2013, 6.9 per cent more than the previous 12 months. China continued to be Brisbaneâ€™s strongest international inbound segment for the second year running, accounting for approximately 130,000 international visitors or 17.3 per cent of total international visitation. Brisbane has continued to attract and appeal to Chinese visitors, with visitation increasing by 20.2 per cent since 2012, a far cry from only five years ago when just 50,200 Chinese nationals visited Brisbane.
Hotel Investment in Brisbane, Australia 26
More than 53 per cent of all international visitors in 2013 came from affluent and rising markets including the United Kingdom, New Zealand, the US, China and Germany. This demonstrates the need for Brisbane to continue to deliver superior infrastructure and service to ensure repeat and new visitation.
Visitor expenditure Visitors to Brisbane spent more than $6.1 billion in 2013; an increase of 3.4 per cent over the past 12 months. Domestic overnight visitors are the largest contributor spending $3.2 billion (52.7 per cent), followed by international visitors who spent more than $1.5 billion (25.1 per cent).
Source: Tourism Research Australia
The growth in demand for hotel nights by business and international travellers is helping boost expenditure, both in hotels and the broader economy. Overnight visitors unlock significantly higher spend than day trippers, spending 16 times more, often in the hotels in which they stay. Domestic overnight visitors spend six times more than day trippers, again demonstrating the economic value driven by overnight stays. Source: Tourism Research Australia
27 Hotel Investment in Brisbane, Australia
Visitor nights With 4.3 million visitor nights in hotels in 2013, international visitor numbers continued to grow for the third consecutive year, with the proportion increasing to 33.2 per cent of total visitor nights to over 1.4 million.
Average Length of Stay (No. of Nights)
Source: Tourism Research Australia
Source: Tourism Research Australia
Domestic overnight visitors remain the largest segment, comprising 66.8 per cent of total visitor nights. However, domestic visitors declined for the second consecutive year to 2.8 million visitor nights. This decline has been largely attributed to Australians continuing to exercise restraint around discretionary spend, as well as being lured overseas by cheaper offerings underpinned by a strong Australian dollar. With the fall of the Australian dollar and strengthening business conditions, it is expected confidence will return to the domestic overnight visitor. International overnight visitors continue to be a focus for hoteliers in the city, not only because they spend twice that of domestic overnight visitors, but also because they stay longer. On average, the length of stay in hotels by international visitors is 3.9 nights, up from 3.0 nights in 2000.
â€œChina continued to be Brisbaneâ€™s strongest international inbound segment for the second year runningâ€?
Hotel Investment in Brisbane, Australia 28
29 Hotel Investment in Brisbane, Australia
Robust trading conditions The Brisbane City hotel market, which includes serviced apartments, has experienced strong growth since the global financial crisis, with steady and consistent increases in room rates and occupancy. In 2013, the city witnessed weaker trading conditions, but historically speaking maintained a relatively modest occupancy rate of 77.4 per cent. The weaker trading conditions have largely been attributed to a decline in domestic overnight visitors, with interstate leisure visitors exercising constraint with discretionary spend or choosing to travel abroad where they saw greater value for money with a stronger Australian dollar. Business and corporate travellers, on the other hand, remained largely cautious as they awaited the outcome of the September 2013 Federal Election. Early signs already demonstrate business and consumer confidence is returning, with strong indicators recorded recently. Both retail spending and building approvals posted solid gains over the latter half of 2013, suggesting a more buoyant consumer outlook for 2014. A recent business confidence survey by Dun & Bradstreet found a vast majority (68 per cent) of Australian businesses expecting improved growth in 2014 compared with 2013. From a national hotel trading perspective, Brisbane performed above the Australian average to be the fourth-best performing hotel market in Australia. Deloitte Access Economics forecast moderate growth, with room rates forecast to grow by 4.1 per cent per annum to December 2015, and RevPAR expected to grow by 4.0 per cent per annum.
Source: STR Global
Source: STR Global
â€œFrom a national hotel trading perspective, Brisbane performed above the Australian average to be the fourth-best performing hotel market in Australiaâ€?
Hotel Investment in Brisbane, Australia 30
Trading by sub-market
Hotel Trading Performance, Brisbane City Core
The Brisbane City hotel market is predominately made up of five main sub-markets: the CBD, Fortitude Valley, Kangaroo Point, South Brisbane and Spring Hill. The CBD is the most prominent of the sub-markets, accounting for 61.7 per cent of the total room supply. While the CBD area generates the greatest average room rates at $206, South Brisbane competes well with the CBD, achieving occupancy of 81.2 per cent and average room rates of $205. Hoteliers in South Brisbane, who enjoy close proximity to the stateâ€™s leading entertainment and cultural precinct, enjoyed average annual RevPAR growth of 5.0 per cent in the past six years since 2007. Since 2007, Fortitude Valley witnessed the greatest growth in new supply with an increase of 47.1 per cent, or 146 new rooms into the market. Despite this, the market has effectively absorbed the new supply, recording average annual growth in room rates of 6.7 per cent to $183 for the year ending June 2013.
Trading by star category Brisbaneâ€™s five-star hotels have continued to enjoy strong rate premiums over four and three-star rated assets. As at the year ending June 2013, five-star hotels achieved an ADR and RevPAR of $263 and $206 respectively, with room rates and revenue 39 and 43 per cent higher compared with four-star hotels. In the past six years to 2013, five-star hotels also enjoyed the greatest increase in ADR and RevPAR, with average annual growth of 4.0 per cent for ADR from $214 and 3.3 per cent for RevPAR from $175.
31 Hotel Investment in Brisbane, Australia
Source: Australian Bureau of Statistics
Source: Australian Bureau of Statistics
Hotel Investment in Brisbane, Australia 32
33 Hotel Investment in Brisbane, Australia
Room to grow As at June 2013, there were 9281 hotel rooms in the Brisbane City Core market, which includes hotels, motels and serviced apartments. Room supply increased by an average annual rate of 3.3 per cent since 2006. The greatest growth in supply was injected between 2006 and 2008, with more than 1500 rooms entering the market – making up 82 per cent of total new supply since 2006. However, since 2010, hotel developments have failed to keep pace despite demand continuing to grow. Since 2010, Brisbane has had only minor additions to room supply, with just 330 rooms added – representing 0.9 per cent growth per annum. This is not withstanding a 4.9 per cent increase in demand (expressed in total visitor nights), an 8.9 per cent increase in ADR, and a 6.3 per cent increase in RevPAR since 2010.
Source: Australian Bureau of Statistics and AECGroup
Hotels versus serviced apartments Brisbane has seen a widening gap between full-service branded hotels and serviced apartments. The proportion of serviced apartments has grown rapidly since 2006. Seventy-six per cent of the total room supply growth experienced in Brisbane has come from residential apartment buildings transitioning into the short-term accommodation market. Despite hotels dominating total room supply in Brisbane, serviced apartments operating in the shortterm accommodation market grew from 27.5 per cent to 37.5 per cent since 2006. Since 2006, serviced apartments experienced growth in supply of 71.2 per cent (or 2052 rooms) compared to just 8.7 per cent (or 659 rooms) for hotels. The unprecedented growth in serviced apartments has been at the expense of traditional hotels, with only 1.7 hotel rooms to every serviced apartment operating in the market in 2013, compared with 2.6 hotel rooms for every serviced apartment in 2006.
“Since 2010, Brisbane has had only minor additions to room supply, with just 330 rooms added”
Source: Australian Bureau of Statistics
Hotel Investment in Brisbane, Australia 34
Supply by star category Five-star hotels operating in the market shed 568 rooms since 2006, a drop of 29.8 per cent. Three-star hotel supply on the other hand saw an increase of 3.0 per cent in room stock, and four-star hotel supply increased by 55.7 per cent in the same period. Conversely, when compared to other capital cities including Sydney, Melbourne, and Perth, Brisbane has a proportionally higher volume of fourstar hotel products, attributed to the strong increase in serviced apartment product that mostly operates in the four-star rating category.
Room Supply by Star Class Brisbane Tourism Region, YE June Room Supply (No.) 3 Stars
Growth 2006-2013 (No.) Growth 2006-2013 (%)
Source: Australian Bureau of Statistics
The Four Points by Sheraton hotel, which opened its doors in March 2014, is the only new purpose-built, full-service branded hotel to have entered the market in Brisbaneâ€™s CBD since 1998, leaving a significant gap in product type and quality to service the growing demand.
New hotel supply Despite years of no new supply, Brisbane will finally enjoy new quality hotel stock as it enters the market in 2014, with international operators such as Starwood, Wyndham and SilverNeedle establishing a presence. The new supply is anticipated to improve the quality of rooms on offer, with refurbishments of existing supply likely to occur as a result.
Source: Australian Bureau of Statistics
Brisbane Hotel Development Pipeline Property
Four Points by Sheraton
103 Mary St, Brisbane
Alpha Mosaic Brisbane
826-844 Ann St, Fortitude Valley
Starwood Hotels & Resorts
Alpha Hotels & Resorts
20 Constance St, Fortitude Valley
Wyndham Hotel Group
29-39 Caxton St, Petrie Terrace
The Gambaro Group
66 Queen St, Brisbane
Source: Brisbane Marketing *Estimate ** Number of new hotel rooms added to the market is 150-keys
35 Hotel Investment in Brisbane, Australia
Future sustainable supply Brisbane’s reputation as Australia’s new world city is underpinned by strong investment from both local and state governments who are committed to growing demand from leisure, business and events, and international markets. As Brisbane continues to transform into a leading cultural and economic hub, coupled with growth from Chinese and leisure visitors alike, the city is forecast to generate strong demand for worldclass hotels into the future. With an estimated 278,000 room nights being deferred annually, the city is potentially forgoing more than 121,000 international and domestic visitors who on average stay 2.3 nights in the city. As a result, it is projected the city is deferring nearly $140 million in visitor expenditure, or $1150 per visitor.
Future Room Supply Brisbane City Core 2013-2022 Scenario
Average Annual Increase in Rooms
* The Base Demand scenario relates to the level of demand that would be expected in the future based on current and future anticipated economic activity. ** The Target Demand scenario represents a conceivable and achievable stretch target based on effective marketing, events and other demand drivers to increase level of demand into the future.
This deferred economic benefit is largely attributed to insufficient supply of internationally branded hotels, which in turn is hampering Brisbane’s ability to attract major events and conferences. This lost visitor expenditure equates to approximately 1100 jobs and $144 million in economic activity that would otherwise exist. More branded hotel rooms are therefore required to meet this demand, and to enable the city to procure new worldclass major business events. Leading economic consultants AECGroup estimate Brisbane can sustainably absorb between 216 to 330 rooms annually to 2022, allowing the city to increase its capacity and capture more leisure and international visitors arising from markets such as China.
“Brisbane can sustainably absorb between 216 to 330 rooms annually to 2022”
Hotel Investment in Brisbane, Australia 36
37 Hotel Investment in Brisbane, Australia
Pro-business government The Brisbane City Council and Queensland Government are determined to work together to attract more domestic and international visitors to the city. Both local and state governments recognise the importance of hotel infrastructure and the inherent value hotel developers, operators and investors add to building and defining the landscape of Brisbane’s tourism offering. Combined, the Brisbane City Council and Queensland Government are committed to attracting investment to develop sustainable, full-service branded hotel supply that underpins Brisbane as a world-class destination. Queensland’s pro-business economic environment and forecast growth offers investors a safe, long-term investment climate within a stable and resilient economy. The Queensland Government continues to implement tighter economic and fiscal disciplines, including changes to payroll tax, reduction in bureaucratic red tape, and abolition of the waste levy. This has created a pro-business environment that has witnessed the return of strong business confidence levels not seen since prior to the global financial crisis. Equally, Brisbane City Council has continued to adopt a pro-development stance, aiming to provide investors with the greatest level of confidence to progress with investments and developments. y investing in Brisbane, you will B benefit from:
Largest local government The City of Brisbane is governed by the Brisbane City Council, the largest local government in Australia. Unlike other local governments across the country (such as Sydney, Melbourne and Perth), which are generally responsible only for
the CBD areas of those cities, Brisbane City Council administers a: •
Budget of $3.11 billion
Population of over one million
Metropolitan area of over 1300km2
Investors to Brisbane will benefit from: • Dealing with one single local government regulatory authority • Consistent planning regulations and infrastructure charges • Clear vision and strategy to guide future development and investment • A coordinated infrastructure delivery agenda • Major centres, beyond the CBD, which are part of the same local government.
Attracting Aviation Investment Fund Improving aviation access is a key priority for Queensland, in particular new airline routes within growth markets such as Asia. To boost the Queensland tourism industry and attract more international visitors, the Queensland Government established the Attracting Aviation Investment Fund with $8 million of committed funding. The Attracting Aviation Investment Fund has already resulted in new international flights being secured for Queensland including: • China Eastern commencing a direct seasonal service between Shanghai and Cairns • Air New Zealand operating a twice-weekly Auckland to Sunshine Coast service • AirAsia increasing its Kuala LumpurGold Coast route to daily flights
Hotel Investment in Brisbane, Australia 38
• Emirates Airline upgrading to a daily A380 service into Brisbane. In addition, confidence in the Brisbane market is demonstrated by increased airline capacity: • Garuda Indonesia’s daily flights from Denpasar to Brisbane • Etihad Airways’ increasing services between Abu Dhabi and Brisbane to daily • Hawaiian Airlines’ new Brisbane to Honolulu service with flights steadily increasing throughout 2013 • China Southern Airlines’ daily service between Guangzhou and Brisbane • Qantas increasing to daily services between Brisbane and Hong Kong • Malaysia Airlines’ increasing frequency between Kuala Lumpur and Brisbane to five services per week • Philippines Airlines resuming services to Brisbane, operating a three-times-weekly service from Manila • Virgin Australia commencing services on the Brisbane-Bundaberg route • Tiger Airways opening a Low-Cost Carrier base at Brisbane Airport with extra services to Sydney and Melbourne and new flights to Adelaide, Darwin and Cairns
contribute to the city’s growth as a destination and attract more international tourists.
Moratorium on council infrastructure charges To incentivise and focus on securing new hotel supply to Brisbane, Brisbane City Council announced a moratorium on council infrastructure charges for new four and fivestar hotel developments approved before 30 June 2014; with building work to begin within two years of approval. Council normally levies infrastructure charges to help pay for drainage, transport and park infrastructure as part of the development assessment process. Council recognises and supports the integral value new hotel supply will contribute to Brisbane’s economic growth.
Competitive business costs in Queensland Businesses in Queensland enjoy competitive running costs, offering a strong destination choice for operating and investing in a hotel, with benefits including: • Low business taxes (including the lowest rate of payroll tax in Australia) • Competitive labour costs • Competitive utility costs
• Jetstar Airways commencing non-stop flights from Brisbane to Denpasar.
• Low workers compensation premiums.
Lowest payroll tax
In recognition of the importance of tourism to the Australian economy, in 2009 the Australian Government set a challenge and goal for the tourism industry and state governments to double overnight visitor expenditure by 2020. In support of this national agenda, the Queensland Government has committed to doubling overnight visitor expenditure from $15 billion to $30 billion by 2020. To achieve this target, the Queensland Government continues to support the development of branded hotels which
At just 4.75 per cent, Queensland companies pay the lowest rate of payroll tax in Australia, having been assessed as being 20 per cent below the national average. Payroll tax is not required to be paid until the total annual wages and salaries of a company exceed $1.1 million. In addition, the Queensland Government has committed to raising this threshold by $100,000 each financial year for the next five years.
39 Hotel Investment in Brisbane, Australia
Hotel Investment in Brisbane, Australia 40
41 Hotel Investment in Brisbane, Australia
Thinking of investing? In partnership, the Brisbane City Council and Queensland Government will actively facilitate new investment to realise the sustainable development of full-service branded hotel supply in Brisbane. This will involve: • Streamlined approvals at both state and local government level • Case managers from both state government and Brisbane Marketing to assist investors, developers and operators to navigate the approvals process
Who to talk to Brisbane Marketing Brisbane Marketing, the city’s economic development board, is leading activities to attract hotel investment that defines Brisbane as a world-class destination. Brisbane Marketing offers critical introductions, market knowledge and assistance with business case development. Investors, developers and operators are encouraged to contact:
• Use of supporting legislative powers to help expedite developments
Oriana Wyrozebska Manager, Investment Attraction (Hotels) E: firstname.lastname@example.org P: +61 7 3006 6289
• Providing critical information and introductions for those considering new hotel development
Department of Tourism, Major Events, Small Business and the Commonwealth Games
• Incentives including moratorium on council infrastructure charges and potential release of government-owned land
The Department of Tourism, Major Events, Small Business and the Commonwealth Games has established a Tourism Investment Attraction unit to attract new investment into the visitor economy. The unit provides a one-stop-shop for hotel development proposals for the Queensland Government. Investors, developers and operators are encouraged to contact:
• Continuing to attract new events to build visitation on weekends, helping fill the shoulder period for hotels. Further opportunities for the private sector may become available as the state government looks to optimise its land holdings. The state government will continue to undertake property transactions in an open and accountable manner, pursuing public competition processes that obtain full commercial returns. In exceptional circumstances, the government will consider off-market transactions where it can be demonstrated it is practically necessary and commercially advantageous to the state.
Dominic Ward Director, Product Development and Partnerships (Tourism) E: email@example.com P: +61 7 3333 5273
Department of State Development, Infrastructure and Planning The Department of State Development, Infrastructure and Planning provides timely assistance and delivery of infrastructure, land and other property to industry and the community. It focuses on significant, complex and high-profile projects to maximise state development benefits, manages property and infrastructure assets and provides assistance to industry with project facilitation, red and green tape reduction and planning support. Visit www.dsdip.qld.gov.au
Hotel Investment in Brisbane, Australia 42
“SilverNeedle was attracted to Brisbane by the ease with which you can interact with government authorities through Brisbane Marketing and Brisbane City Council. We believe that Brisbane is making all of the right moves – take for example the G20 meeting that is coming in 2014 – now that’s a huge win for Brisbane as far as I am concerned.” Iqbal Jumabhoy Managing Director and Group CEO, SilverNeedle Hospitality
“The Queensland Government and Brisbane City Council have been immensely helpful and collaborative every step of the way and we are very grateful for it. Amongst other factors, this unwavering support throughout the development planning process has further reinforced our view that Brisbane is a great place for us to invest in, and develop our first hotel residence property.” Choe Peng Sum CEO, Frasers Hospitality
43 Hotel Investment in Brisbane, Australia
Hotel Investment in Brisbane, Australia 44
45 Hotel Investment in Brisbane, Australia
ADR Average Daily Rate
Australian dollars All monetary amounts have been quoted in Australian dollars.
AFL Australian Football League CBD Central Business District FY Financial Year G20 The group of 20 major economies comprising Argentina, Australia, Brazil, Canada, China, European Union, France, Germany, India, Indonesia, Italy, Japan, Mexico, Russia, Saudi Arabia, South Africa, South Korea, Turkey, United Kingdom and United States LGA Local Government Area LNG Liquefied Natural Gas MICE Meetings, incentives, conference and exhibition NRL National Rugby League QUT Queensland University of Technology
Brisbane City Core The Brisbane City Core statistical area includes the Brisbane Central Business District and inner-city suburbs including Bowen Hills, Dutton Park, East Brisbane, Fortitude Valley, Herston, Highgate Hill, Kangaroo Point, Kelvin Grove, Milton, New Farm, Newstead, Paddington, Red Hill, South Brisbane, Spring Hill, West End and Woolloongabba. Brisbane Local Government Area Brisbane Local Government Area (LGA) is the Brisbane City Council administration boundary for local service provision. Brisbane Tourism Region The Brisbane Tourism Region statistical area includes the South East Queensland region including Brisbane, Caboolture, Kilcoy, Gatton, Ipswich and Logan. It excludes the Gold Coast and Sunshine Coast regions. Greater Brisbane Region Great Capital City Statistical Area made up of Brisbane, Ipswich, LoganBeaudesert and Moreton Bay as defined by the Australian Bureau of Statistics.
RevPAR Revenue per available room RNS Room Nights Sold The Gabba Brisbane Cricket Ground, Woolloongabba YE Year Ending
Hotel Investment in Brisbane, Australia 46
Disclaimer Except for any liability that cannot be excluded by law, the Department of Tourism, Major Events, Small Business and the Commonwealth Games (DTESB) Queensland, and Brisbane Marketing Pty Ltd, disclaims and shall not accept, nor bear, any liability whatsoever, for any reliance on the contents and suitability of this Guide, either in hardcopy or as presented online, for any purpose (including without limitation special, indirect or consequential damages and damages resulting from loss of use, data or profits, whether in an action of contract, negligence or tort, arising out of, or in connection with, the use, inability to use or performance of the Guide). The user accepts sole responsibility and risk associated with the use and results of this Guide. ÂŠ 2014 State of Queensland and Brisbane Marketing Pty Ltd ABN 86 094 633 262
47 Hotel Investment in Brisbane, Australia
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Department of Tourism, Major Events, Small Business and the Commonwealth Games Level 20, 111 George St, Brisbane, Qld 4001 PO Box 15168, City East, Qld 4002 T + 61 7 3333 5284 E firstname.lastname@example.org W business.qld.gov.au/tourism-investment
Brisbane Marketing Level 8, Roy Harvey House, 157 Ann St, Brisbane City, Qld 4000 PO Box 12260, George St, Brisbane City, Qld 4003 T +61 7 3006 6200 F: +61 7 3006 6250 E email@example.com W investbrisbane.com.au/hotels