Issuu on Google+

summer

2014

TM

professional tourism & hospitality brokers

HIGH END BUSINESSES ON OFFER


TM

Contents

Update

Front Page Contents Atlas Suites and Apartments, Bay of Plenty Lakeland Resort, Taupo Avenue Heights, Whangarei Spinnaker Motel, Wellington Article: Tourism Statistics Continue to Shine Pacific Coast Motor Lodge, Bay of Plenty The Northerner, Kaitaia Cherry Court Motor Lodge, Whangarei Kuirau Park Motor Lodge, Rotorua Admiralty Lodge, Coromandel Quest Atrium, Wellington Article: Google Adwords - Web Marketing Ohakune TOP 10 Holiday Park Merino Country Cafe and Gifts, Omarama Ascot on Fenton, Rotorua Kauri Park Motel, Kerikeri Specialists to the Industry Contact Details

4

1 2 3 4 5 6 7 8 9 10 11 12 13 14-15 16 17 18 19 20-23 24

By the time you receive this summer edition of the Tourism Informer there will be approximately two months remaining until the end of the financial year. With settled deals now well in excess of 40 since April 2013, its clear that we will eclipse last years numbers considerably. The third quarter leading up to Christmas was more demanding than we have ever experienced. Not only in the number of new deals signed but the pressure from purchasers wanting to complete transactions prior to Christmas to take advantage of the summer trade. Resort Brokers settled a total of 11 transactions between the 1st and 23rd of December. December being the ‘silly season’ as it’s often referred to, is always a tough time of the year to complete transactions with many professionals eager to commence the festive season. I would like to extend a personal thank you to the sales people involved along with all the professional advisers in getting these deals across the line.

10

It is exciting that our market is transacting more often and we are encouraged by the continued enquiry from investors both locally and internationally. We are also seeing a trend of younger people looking to get involved in the Tourism Industry and recognising it as a real alternative business investment.

2

Please don’t hesitate to contact one of the team if you wish to have a confidential discussion. They are at the coalface and can advise you in various areas which may help you with your decision making process. As always we appreciate your continued support in choosing Resort Brokers to sell your business/property, and we look forward to being of assistance in the future.

Welcome We are pleased to announce that Bill Logan has joined the Resort Brokers team. Bill will be servicing Whangarei to Cape Reinga and is domiciled in beautiful Ahipara. Bill has been in Real Estate for the best part of 30 years and brings a wealth of knowledge experience and enthusiasm to the industry. He and his wife Aorangi have also had direct experience in operating an accommodation business. I’m sure Bill will do his best in getting around to as many of you as possible and we are pleased to see that he is off to a flying start with some good listings in the area.


ATLAS SUITES AND APARTMENTS Management Rights - Bay of Plenty

35 luxury apartments, an impressive 26 in the pool Certainty of always having 21 apartments in the pool Significant net operating profit Located approx 500m from local surf beach Only a few minutes walk to eataries and shops 12 year Management Agreement remaining Secure underground parking Onsite gymnasium

$ 880,000 Your Dream Lifestyle - And Fully Funded! The Opportunity

Atlas Suites and Apartments are a fine example of what Management Rights are all about. Located in the beautiful Mount Maunganui, this is a fantastic lifestyle opportunity in a top tourist location. Unique to this Business is the certainty of supply of apartments, as a result of the Resource Consent which requires that the 21 apartments on the first floor must be available for transient accommodation. This business oozes potential, even beyond it’s current impressive level.

The Complex

With 26 in the letting pool, The managers and investors are provided with a very good return. There are a variety of studio, 1, 2 and 3 bedroom quality apartments available, with

cooking facilities or full kitchens, laundries and balconies. If you are looking for a property with the ‘x’ factor then this is it! There is a uniqueness to Atlas, it is centrally located yet private. Guests can enjoy the Mount activity while at the same time experience the tranquility that Atlas provides with its central atrium gardens and almost tropical setting.

Managers’ Accommodation

The current Managers’ accommodation (the freehold is available to purchase) is a very attractive apartment that is located on a corner of the building for maximum light and sun. Tastefully decorated in modern colours, this apartment has extensive decking from the living areas, bedroom and kitchen.

website ID #1223

3

Gordon Fridge P: +64 221 569 330 E: gord@resortbrokers.co.nz sdfbhjisdoabfuhysioadbgruytysd

Are you contemplating SELLING? if so you will want to know what your business is worth. BUYING? Wanting to know more about Motel Businesses or Management Rights? Contact me for a confidential, no obligation chat today.


LAKELAND RESORT Business - Taupo Huge potential for growth Long Lease - 30 years Great location All units presented to a high standard Well marketed Swimming pool Superb location Indoor spas Tennis court

$$3,700,000.00 1,500,000 An Awesome Opportunity Location

Situated in 2 mile Bay in Taupo, this prestigious property overlooks the great lake and Western shores. Set admist 2.8 acres of landscaped grounds, guests enter the property between the beautiful swimming pool on one side and a tennis court on the other. Elevated above the road ensures the property is easily viewed by North or South travellers. Taupo is centrally located and provides a Summer and Winter destination for tourists and domestic travellers.

The Complex

Lakeland Resort consists of 64 well equipped studio units designed especially to suit the needs of both the leisure/tour traveler and the corporate client. All units were refurbished to a high standard in 2011. To ensure that the guests are

well catered for, there is an onsite restaurant, bar, swimming pool, two private indoor spa pools and a tennis court. There are also guest laundry facilities. To cater for those wishing to hold conferences, there is two conference rooms.

The Opportunity

Lakeland Resort has been run under management for the last 10 years which provides a new owner the potential to grow the business to even higher levels than it is currently doing. There is a new 30 year lease being offered. The hard work has been done, do not miss out on this one.

website ID #1224

4

Ray Hart P: +64 21 33 54 88 E: ray@resortbrokers.co.nz


AVENUE HEIGHTS MOTEL Business - Whangarei Easy to run Motel Business Modern well-built property Good sized 3 bedroom owners’ home Located on popular Western Hills Drive In-ground pool Superb 23 yearslocation remaining on the lease

$ $3,700,000.00 550,000 As Neat As A Pin Location

Avenue Heights Motel is located on Western Hills Drive, which is the main arterial route when travelling through to the Bay of Islands and beyond.

The Complex

The property was built in 2000 and operated by the original owners for seven years at which point the business was sold for the first time in 2007. Whilst almost 14 years old the property is not showing any signs of age and this is a credit to the current lessees who have kept the place spick and span. The current lessees have commissioned new carpet and this is being done right at the moment. The owners’ accommodation is an upstairs three bedroom

home with open-plan dining/living area and has a covered balcony which is ideal for barbecues and the like. This is an easy to run 10 unit complex that flows extremely well from the reception to the upstairs owners’ accommodation.

Wayne Keene P: +64 21 666 991 E: wayne@resortbrokers.co.nz

The Opportunity

Whilst predominantly catering to business travellers Monday to Friday, there is a real opportunity here to build the weekend occupancy. The current lessees made a lifestyle choice to not actively chase this part of the market but instead enjoy the weekends.

website ID #1225

5

Bill Logan P: +64 21 669 669 E: bill@resortbrokers.co.nz


SPINNAKER MOTEL Freehold Going Concern - Wellington

State Highway 1 location Quality refurbished units 20 mins from Wellington CBD by car or train Various unit configurations to suit all needs Commuter train to City and Westpac Stadium Superb location Interislander ferry stopover location Two bedroom owners’ home with potential to increase

$ 2,200,000 Superior Accommodation of restaurants, cafes and a safe swimming beach.

The Offering

The land, buildings and the business of Spinnaker Motel are for sale. The business enjoys a variable clientele, including corporate business, event centre business, visitors, tourists and travllers. Spinnaker Motel also benefits from the increasing business of the expanding Porirua City, with future potential from the long term expressway development.

Spinnaker Motel is the ideal base for visitors enjoying the many activities on offer in the area, including museums, various walkways, cycleways, two excellent golf courses and the NZ Police College.

Location

Spinnaker Motel is located immediately opposite the charming village of Plimmerton, which shelters a selection

website ID# 1218

6

Brent Hannah P: +64 21 359 678 E: brent@resortbrokers.co.nz


TOURISM STATISTICS SHINE BRIGHT By Gordon McGregor The News Is All Good figures generally positive but a 8.6% decline in April but experienced a more than compensating 11.1% increase in May. As I mentioned the overall result was very positive.

Broken down into the regions the figures are shown below:

It is interesting to look at the differences between unadjusted total room nights between the North and South Island. The graphs below show the total number of room nights in the North Island consistently exceeds that in the South Island but the percentage changes show the South Island as gaining the most positive momentum:

For the last 10 months of 2013 each month was an improvement on the same month in the prior year. The trend is very encouraging The result was a total of almost 2.7 million overseas visitors gracing our beautiful shores which was an impressive 5.3% increase. We are also encouraged to see that the number of visitors stating the purpose of the visit is for holiday rose by 9.2%. Still we all know that international tourism numbers are only part of the story so lets now look at what has happened with domestic tourism. Again the news was all good for occupancy with all but two regions (Northland -3.2% and West Coast -2.5%) showing positive growth with Otago and Auckland experiencing better than 7% increase and Bay of Plenty benefiting from a 5.7% increase. Only a minor amount of this growth will have come from a small/insignificant reduction in room supply over that year. Auckland had the highest annual occupancy at 65.9%. The national average occupancy was a shade over 50%. So team, there is still plenty of capacity for more visitors however it will be argued that there are limits because of the seasonal nature of many of our destinations.

It is interesting on how much focus in the press is on International Visitor nights however the chart below shows that domestic room nights are significantly higher – the domestic market is in fact 50% larger than the international market across the nation.

The outstanding perfomers with regards to country of origin were China up 10.7%, Singapore up 12.5%, Taiwan up 15.6% and our top increase being from Thailand - a massive 25.6% (albeit in low volumes). One disappointing statistic was a reduction in visitors from the UK but this was a minor 0.3%

We should never forget just how important tourism is to the New Zealand economy and the figures show that it generates more foreign exchange than any other industry.

So its not that surprising to see that each month last year we saw increases in the total number of guest nights spent as against the same month in the previous year. However Motels/ motor inns/apartments experienced a bit of a rollercoaster with

Source: Statistics New Zealand

7


PACFIC COAST MOTOR LODGE Business - Bay of Plenty

25 year lease Substantial net profit and commanding tariffs Prime location on main entry route Well established profile and client base Low maintenance - exceptional condition Superb location Excellent family sized owners’ accommodation 14 designer units (but trades like a 20 room motel!) Range of units from studio to family to executive

$ 650,000 Top Performer - Seriously Substantial Income The Opportunity

One of Whakatane’s top performing motels, this very strong business offers a seriously substantial income and a very desirable lifestyle option. Are you an existing motelier looking to rise to the next challenge? Or are you tired of the ‘same old, same old’ in your current job and over answering to someone else? Do you want a sunnier, less hectic lifestyle for your kids with easy access to every activity without travelling endless miles through relentless traffic? Then you really do need to call me to view this Motel. This business will certainly support your lifestyle change. The motel has been cared for meticulously, the hard work has been done and the business is ideally placed for new owners to enjoy a new and rewarding venture.

Location

Situated on the main road to Whakatane, Pacifc Coast Motor Lodge is in a prominent position for visitors to the area. The local shopping area is a 5 minute walk with the hospital also nearby. The town centre, fishing, beaches and boating are all less than 10 minutes drive away. Whakatane’s population doubles over the summer months and the town is the gateway to the fabulous East Cape with its many outdoor attractions.

Owners’ Accommodation

This simply has to be seen to be believed. Set on two levels with 3 bedrooms and 2 bathrooms, plus a generous private courtyard, this has been designed with busy motel owners in mind.

website ID #1202

8

Gordon Fridge P: +64 221 569 330 E: gord@resortbrokers.co.nz

Are you contemplating SELLING? if so you will want to know what your business is worth. BUYING? Wanting to know more about Motel Businesses or Management Rights? Contact me for a confidential, no obligation chat today.


THE NORTHERNER HOTEL MOTOR INN Freehold Going Concern - Northland

Over 70 rooms on one level Conference and dining for up 240 people Large commercial kitchens and plenty of storage 66 large car parks and 3 large bus parks Excellent street frontage location Superb location Solid brick and monier tile Potential to convert Vendor will consider Trades and/or finance options

$$3,700,000.00 4,250,000 Iconic Hotel For Sale In Kaitaia The Opportunity

Today’s rapidly changing tourist environment is creating many exciting opportunities for prospective Hoteliers/Moteliers. The Vendor will consider a trade or potentially offer Vendor Finance to approved purchasers. An opportunity awaits you in Northland...

The Complex

Built in 1980 on just over two acres of level land, and offering 79 rooms, predominantly with their own en suites, The Northerner also features a restaurant and two large dining rooms, conference facilities, a bar plus a four bedroom owner’s accommodation.

The Location

The Northerner Hotel is situated at 33 North Road, Kaitaia, enjoying excellent street frontage and high visability to passing traffic. This location is the ideal base for day-trippers visiting Cape Reinga, ancient kauri and gumfield sites or enjoying numerous water activities at Shipwreck Bay or the amazing 90 mile beach. The local annual fishing competition is extremely popular. Within an easy 10 minute walking distance is the busy Kaitaia shopping centre. This property invokes potential for other usage, such as retirement, health spa or similar facilities.

website ID #1104

9

Wayne Keene P: +64 21 666 991 E: wayne@resortbrokers.co.nz

Bill Logan P: +64 21 669 669 E: bill@resortbrokers.co.nz


CHERRY COURT MOTOR LODGE Business - Whangarei

Part of the ASURE brand Good mid-sized property Roomy 3 bedroom owners’ home Stand alone conference room Maintained throughout Superb location Loyal Clientele Prime location - entry to Whangarei Good room configuration to suit everyone

$ 550,000 It’s Just Time For The Vendors To Retire Location

Cherry Court Motor Lodge is well known in the Whangarei district. Having the benefit of being built earlier than other motels in the immediate vicinity, allowed for a prime location and upon arriving in Whangarei is referred to as “the first motel on the right”. Whilst arguably on the fringe of the city, Cherry Court Motor Lodge is an easy walking distance to the CBD and hospital and only a 5 minute drive to Kensington Stadium and the Rugby Stadium.

The Opportunity

Cherry Court Motor Lodge is a good mid-sized motel and enjoys the benefits of being part of the Asure brand/chain of accommodation properties throughout. The motel has a

very strong corporate clientele through the week and families/free independent travellers on the weekends as a result of their larger units.

The Complex

The current lessees have owned the property for the last five years and have maintained a high level of goodwill with their clientele. They have been diligent with repairs and maintenance and are currently in the process of tiling the kitchen and surrounding area in the units. The complex also consists of a good three bedroom owners home with elevated views to the North, a separate motel kitchen and a stand-alone conference room plus an in-ground swimming pool.

website ID# 1221

10

Wayne Keene P: +64 21 666 991 E: wayne@resortbrokers.co.nz

Bill Logan P: +64 21 669 669 E: bill@resortbrokers.co.nz


KUIRAU PARK MOTOR LODGE Business - Rotorua Huge repeat business Close to the town centre Close to the Hospital Easy parking for guests Realistic Tariffs Superb location Thermal water Heated outdoor pool for year-round use Thermal hot pools

$ $3,700,000.00 430,000 In A Niche Of It’s Own in Rotorua The Complex

Kuirau Park Motor Lodge is a well known, long established and unique 25 unit character motel, and has had a long record of operating as a profitable enterprise which has maintained a regular clientele base. There are 14 studios, six with private spa pools. The other 11 units are spacious one and two bedrooms with various bed arrangements to suit individual requirements. The motel capacity is 136 persons, ideal for individuals, couples, families and sport groups. All rooms are individually styled with full kitchens, a bonus for those who do not wish to eat out. The Motel has 5 heat exchangers which extract geothermal heat from the bore water to provide hot water to the units, thermal central

heating, heating for the outdoor pool, the hot tubs and mineral water for two fabulous indoor private pools.

Location

Situated only 200 metres to the town centre and walking distance to restaurants and shopping, close to the hospital, Aquatic centre and high schools. The long road frontage provides excellent exposure to the passing traffic.

Your Opportunity

Kuirau Park Motor Lodge is superbly located and is well patronised by corporate, tourists, domestic travelers and sports groups. This is a mature, stable business that will allow the new purchaser to continue to grow the income for the next 23 years.

website ID #1226

11

Ray Hart P: +64 21 33 54 88 P: +64 9 369 9705 E: ray@resortbrokers.co.nz


ADMIRALTY LODGE Management Rights - Coromandel

5 Star Qualmark rated - impeccably maintained Substantial net profit/commanding tariffs Reception and Freehold apartment included in sale 18 apartments, 9 x studio & 9 x one bedroom Strong International & corporate clientele base Superb location 15 year tenure remaining Abundance of local activities to occupy guests Separate owners’ accommodation for privacy

$$3,700,000.00 1,050,000 The Wait Is Over - Your New Lifestyle Awaits The Opportunity

Have you been considering making a move into the Tourism Industry? Waiting for the ideal business, a business that offers a very attractive return on your investment with sublime lifestyle and freehold dwelling? Look no further as I am about to make life very easy for you... read on. The Admiralty Lodge is an impeccably maintained 5 star Qualmark rated property that is situated waterfront on Buffalo Beach Road with expansive, magical sea views. Consisting of 18 high quality apartments set on two levels, all with private decks/conservatory’s for guests to appreciate the park-like grounds as well as the views out to the Pacific Ocean. Complimenting this Resort style complex is a fantastic swimming pool and unique putting green for budding golfers.

Commanding tariffs coupled with exceptional occupancy levels ensures that this is a year round 5 star business.

Location

Admiralty Lodge is superbly located - enjoying the best of both worlds, peace and quiet of the seaside and the relative close proximity to the Whitianga township. Whitianga is increasingly becoming bigger and busier, there is infrastructure in place to allow for growth.

Gordon Fridge P: +64 221 569 330 E: gord@resortbrokers.co.nz sdfbhjisdoabfuhysioadbgruytysd

Owners’ Home

The Owners’ Accommodation is substantial and is ideal for potential purchasers who are needing quality accommodation. With two high quality bedrooms, newly renovated bathroom and deck to enjoy the abundance of sunshine hours, why wouldn’t you live here?

website ID# 1222

12

Are you contemplating SELLING? if so you will want to know what your business is worth. BUYING? Wanting to know more about Motel Businesses or Management Rights? Contact me for a confidential, no obligation chat today.


QUEST ON ATRIUM Business - Wellington

Historically proven with annual sales exceeding $1.8 m Healthy six figure annual surplus Strong occupancy rates Quest Franchise - an Australasian success story Corporate location ensuring client demand and sales Superb location Long term leases on apartments, reception and office 135 apartments, with 57 in the letting pool Yield 25%

$ 1,150,000 Quest - Ongoing Business Success! Why Purchase A Quest Business

Quest serviced apartment businesses are established in proven locations so the headache of finding the right location is gone. Quest leverage their close relationships with corporate customers to identify locations to suit Quest’s services, they then finalise these locations based on strict criteria contributing to the success of your business.

Location

Quest Atrium meets and exceeds Quests criteria paving the way for a new franchisee to take over the business and secure their future success. Located on the bustling ‘The Terrace’, the serviced studios, 1, 2 and 3 bedroom apartments are within an easy stroll of Wellington CBD, Lambton Quay, Parliament, boutique shopping, cafes,

restaurants and theatres. Also within walking distance is Wellington’s waterfront, as well as tourist attraction Te Papa Museum, Victoria University, Westpac Stadium and the Botanical Gardens.

Quest Franchise

Quest offer dedicated, extensive training on the franchise business systems. The Quest brand continues to lead the way with new locations and complexes, securing their corporate position in New Zealand, Australia and the Pacific Islands.

website ID #1228

13

Lindsay Sandes P: +64 21 895 940 E: lindsay@resortbrokers.co.nz

With dozens of Quest business sales, Lindsay is promoted by Quest Corporate office as their chosen preferred broker. No other agent has achieved as many sales nor has extensive knowledge of Quest franchise systems. Contact me to discuss and review Quest businesses.


GOOGLE ADWORDS - WEB MARKETING By Gordon McGregor 3rd Parties We suspect you have someone approach you around once a week asking for money to put into advertising your motel or management rights. We also suspect that many owners part with their hard earned money based on a great “sell message” from the salesperson offering the new marketing medium. However, most of these forms of advertising don’t have an acceptable payback (return on investment) and it is always hard to measure success. We accept that it is prudent to test a few of these offerings where the perception is that you will achieve good results based on your commercial experience, and some times a local based initiative can be very rewarding. We have also had feedback from many moteliers who test the viability of advertising in both Jasons and AA however that is not the topic today, but we may consider publishing in the next issue an article from a motelier prepared to share their wisdom. The industry is being driven, to a great extent, by parties who aren’t actual participants and have simply looked to take advantage of collective bargaining and big budgets to take a high profile. They are able to do this because the market is mainly made up by individual operators - not chains. As such, the ability to spend on marketing profile is limited. This means that these companies can dictate fees and charges to some extent, other than having restraints upon them from competitive pressures. You may recall our article on the power of Tripadviser in our last issue, but we must also consider Bookings.com, Wotif, Agodda.com, Expedia etc etc never mind the wholesalers. Everyone wants a commission for selling your motel room nights even though they don’t own the business, don’t have to clean the rooms, pay rates and insurance and so on. So every time you spend money on commissions, charges and fees with these third parties you weaken your own ability to market your property and you become more reliant on other people. It’s a difficult situation and only you can balance the ratio of marketing spend. Bud don’t get it wrong, commissions are a marketing cost because you are paying third parties to attract clients for you either on a fixed cost or commission basis.

Google In this article we want to highlight the opportunities which exist around Google Adwords. Firstly, we are not big fans of Google as

a company as they engineered an environment were businesses’ have become beholden to them and they charge accordingly. I suppose it becomes which is the lesser of two evils. It’s highly probable that you have heard of Google Adwords and it’s also highly probabble that at least one group has approached you to say they can set up and maintain a marketing campaign for you. The natural inclination is to regard this with suspicion and it is evident that few moteliers have taken advantage of this marketing medium.

Pay Per Click So what are Google Adwords and what do they do. It’s quite simple, in the early days of the internet the search engines looked for the website which was most popular (had the most visits) and these would be the first ones shown a the top of the screen when you made a search. Google dedicated it could make billions of dollars by selling these top positions so the back yard computer company could compete with Apple, so long as they were prepared to pay Google for the rights.

Google also sell advertising on the right hand side of the screen, so if you don’t pay enough to be on the top part of the screen you can appear in these less prominent positions. This form of advertising is referred to as Search Engine Marketing, known as SEM marketing or pay-per click (PPC) marketing. so you can see from the screen shot above (where we googled ‘wellington motels’) that Booking.com have secured the primary position with wellingtonnz.com taking second position (1). On the right hand side we find trivago.co.nz, yellow.co.nz, agoda.com, wotif.com, lastminute.co.au and some

14

Private advertising (2). The first unpaid or organic advertisement is again another ad where a number of properties have sponsored positions which will be paid for by the participating motels/hotels in Wellington on Google (3). This is a good place to be as a minimum but you will note that you sit amongst other operators spoiling the viewer for choice. We do note that there are only two actual motel websites that make the first page on this search and they were at the very bottom of the page (4). We have searched many cities and towns throughout New Zealand and the situation is pretty much identical. What we invite you to think about is potentially looking to buy appropriate keywords and set up a very simple Adword campaign ensuring that you appear in the highlighted paid section at the top of the search results. Whilst costs and circumstances change we tested the cost of gaining such a position and at time of writing it was $1.19 per click. So each time someone clicks on this link you will be charged $1.19 which might seem a lot but if you have an attractive website that invites readers to ”book now” then it could be a very good investment. Even if only 1 in 10 actually book, the costs are not prohibitive. However, if all moteliers seek to do this then Google will have a field day with the auction prices for the position and the costs will rise. However only some will experiment with this exposure and as such they should prosper. You can use Gogole Analytics and other free programmes such as Get Clicky to monitor the performance so that you can test the feasibility/viability of your campaign. Most of us in the industry are in our senior years and some of us are a little reluctant to attempt setting up these campaigns themselves. We can tell you that we set up our own Adword campaigns without any external assistance and we monitor our own work. However, you can also opt for someone to set up the campaign/s and then undertake your own monitoring - it’s really quite simple.

Why do it? • Well, it’s well proven that the higher up the search page you are the more hits you will get from prospective customers and this will allow you to grow your business whilst reducing your costs and commissions to external marketing agencies. • You can choose how much you want to spend in any particular day/month so that once a certain amount of clicks per day have been reached then your ad disappears.


GOOGLE ADWORDS CONT.

Continued from page 14 • You can decided on which cities/locations you want your ads to appear - international ads may be cost prohibitive. • You are right in front of your potential clients offering a service they want and you have a chance of securing their business with an online booking with no discounts, negotiation or discussion - surely the best booking you can get. • You can tailor your ad and therefore test the messages you impart for success • Google helps you all the way with easy to use systems and helpful guides. • You can constantly monitor the campaign and test financial viability • The results are almost immediate as opposed to the time it takes for your own website to move through the ranks, no matter how good it is. However, despite everything written above, there is no substitute for making sure your own website is optimised for the search engines. You should always strive to have your website on the first page of any likely search criteria- a hard ask but well worth the pursuit. The less you have to rely on third parties and Google to attract business the better. The ideal situation is for your motel to be the number 1 below the Google Adword paid listings but this is usually unrealistic however a worthy goal. Remember the best client is one who finds you, does not negotiate room tariff, does not require you to pay a commission, pays in advance, and books online. Unfortunately they are not all like that, but make it your goal to get more of them. Best of luck with your efforts. For those that may have missed our article on optimising your own website in our Autumn 2012 issue, we have included this for you following (nb: not full article, full article can be downloaded from our website under ‘Research and Reports’).

Your Best Investment Your web presence is your window to the world. Clients need to be able to locate you on the internet and navigate your website with ease – or they will go elsewhere. I’m not an expert in this area, but through maintaining and improving our own site I have picked up some helpful tips detailed in this article. However we recommend you always check with your IT provider. Motels perform better if they have a strong web presence We have studied the books and performance of a great many motels over the years, it is clear that moteliers who ‘work’ their website perform better than those that don’t. But no need to panic - you don’t need to be an expert and it is not as daunting a task as it can appear. It has become clear that many people prefer to book online, so it is important to be highly visible and ensure you have an online booking system. You must be easily found It is important to be found. If you don’t come up on the first page of a search inquiry you will miss out on a lot of business. To test your visibility use someone else’s computer and type in your motel name in both Google and Yahoo and see if you come up on the first page, then try motels and accommodation in your location. If you appear near the top of the list then you have a well optimised site from a visibility perspective. If not then you need to look at optimising your website. You can do this through simply ensuring you are using ‘key’ words on your site. Your IT provider will be able to assist in this. Website costs We know that so many of you are reluctant to spend a lot of money on your websites, we see many examples of static one websites that obviously cost only a few hundred dollars. This is not acceptable in today’s market and your potential customers will not be impressed. They want to see more. They expect current photos of rooms and facilities as well as detailed information on rooms, facilities, services and local tourist attractions. Generally sites that are not dynamic will also not attract the search engines so your visibility reduces. A good website could cost you around $4-6,000 but if you want a really good site it will obviously cost you more. Whilst this might seem like a lot of money it is an investment you can’t afford NOT to make.I n your brief to your designer you should seek the ability to change text, photos and specials yourself so you can keep the site up to date and fresh, without being a huge cost to

15

yourself down the track. Exposure on other sites In the old days before the explosions caused by the internet, mediums such as AA and Jasons were absolutely essential in advertising your business, but their importance has reduced. I would ask you to consider the investment you make in these and other websites each year. It might be possible that you could reduce your spend on other peoples sites and invest that money into improving your own. If you can, you are better off getting the business direct from the customer to YOUR site, rather than pay annual fees, commissions or be forced to offer ‘sale’ rates from advertising on other websites. Online reservations a must Today an online reservations system has become a must – it is so convenient for your customers and they know immediately that they have a booking, the room type of their choice and the cost. From your perspective you don’t have to negotiate rate. More and more people are booking or wanting to book online. The ability to “BOOK NOW” should be prominent on your home page but thought should be given to having it on all pages. Clutter free home page Try not to have too much going on your home page – this is your chance to capture the viewers interest and guide them easily to other information they require. Focus should be on the ‘sell messages’ or special features (such as location, views, wifi etc) that make your accommodation the ideal place for them to stay. Visually exciting You can liven up your site through the use of quality photography. We can not stress enough the importance of quality photos. It can literally be the make or break for someone choosing your business/property as their destination. We highly recommend hiring a professional, it may not be as expensive as you think, and worth it. An idea would be to look at hiring a student as they will often do it for free in return keeping the photos for their portfolios. Another fantastic tool to use is google maps on your location page. All pages should be consistent in design, keeping in mind your target audience in terms of colour, font types and sizes, and general layout. Your website should be uncluttered, attractive and easy to read and navigate.


OHAKUNE TOP 10 HOLIDAY PARK Going Concern - Ohakune

Substantial sales and profitability A TOP 10 Holiday Park Franchise Qualmark 4 star plus Holiday Park Qualmark Enviro Silver Consistent Summer and Winter business Caters to approx 18,000 + visitors annually Family friendly Large owners’ accommodation

$1,600,000 Combine Business Plus Lifestyle In This Winter & Summer Activity Centre Location

Ohakune TOP 10 Holiday Park is nestled beside the Mangateitei Stream, surrounded by native bush and in the bustling, all season activity centre of Ohakune. This is the perfect base to discover Central Plateau and World Heritage Tongariro National Park including the globally recognized Tongariro Crossing.

The Complex

Sought after but seldom available, Ohakune TOP 10 Holiday Park offers deluxe park motel units, powered and tent sites catering to those who desire hard top accommodation and private facilities as well as camper/holiday vans. The stream and bush surroundings offer tranquility, yet you are only minutes walk from the town centre.

Real Estate

All of the buildings, facilities, office as well as the large owners’ accommodation are included. The land is owned by Ruapehu District Council on a 50 year term (40 remaining) and ground rent is paid to the Council.

Lindsay Sandes P: +64 21 895 940 E: lindsay@resortbrokers.co.nz

The Business

Consistent summer and winter cash flows ensure continuity of business and provides substantial historically proven income for a new discerning owner. This opportunity may suit a family or a couple who desire good income in an area that offers an outdoor lifestyle.

TOP 10

TOP 10 Holiday Park franchises are recognised as the premium brand in their field.

16

Lindsay is a professional Business Broker who has attained numerous succesful sales of Motel Freeholds, Business Leases, Freehold Going Concerns, Franchised Service Apartments, Hotels and Management Rights.


MERINO COUNTRY CAFE & GIFTS Business only or Freehold Going Concern - Omarama

Two businesses under the one roof Superb location, a tourist hotspot Fully licensed Restaurant and Cafe Seating for up to 120 patrons Gifts, souvenirs, woollens and other apparel sales Superb location Ample parking and toilet facilities Double kitchen, large storage & office space Famous local attractions

$ 545,000 + stock at value The Reputation This Business Has Built Up is Enviable Location

Set in the high country of New Zealand’s South Island, Merino Country Cafe & Gifts is in a prominent and strategic position for stopping tourist buses and traffic. Omarama is the gateway to Mt Cook-Aorangi to the North and Central Otago and Queenstown to the South.

The Business

Overseas tourist numbers are increasing and New Zealanders are showing more interest in travelling and exploring the many adventures in their own country. This has lead to a growing confidence in the business and hence the potential for an even better bottom line. Purchasers have either the option of purchasing the Freehold Going Concern or considering a three year lease.

Rare Opportunity

Seldom does an opportunity arise to purchase two successful businesses under the one roof in a modern, well decorated and well set out showroom and restaurant. The purchaser also has the opportunity of purchasing the Jan McLean doll collection that is admired by all visitors. Signage is attractive, the building is ideally set up and the present owners of twenty years are ready to pass on their expertise.

website ID# 1216

17

Ron Lamb P: +64 21 479 796 E: ron@resortbrokers.co.nz

The hospitality industry and education sectors have taught Ron that interpersonal relationships are developed by genuine hard work, honesty, fairness and being ethical at all times. Ron will listen to your needs, keep you informed of progress and be positive about outcomes


ASCOT ON FENTON Business - Rotorua Walking distance to town 20 spacious units Solid construction location close to Hot Tubs and Gliding Centre 25Superb year lease Excellent location - access via two roads Superb location Growth potential Thermally heated Suit a new entrant

$ 250,000 Urgent Sale Required Location

Renowned as the tourist mecca of New Zealand, Rotorua is a great place for those looking to enter the exciting accommodation industry. Ascot on Fenton is well positioned on Fenton Street, “The Motel Strip”, to cater for the corporate, local and independent travellers. Located within walking distance to the town centre, cafes and restaurants. Rotorua is internationally famous for its multitudes of attractions, both scenic and cultural. The beautiful surrounding lakes and forest parks provide excellent fishing, boating tramping and mountain biking.

The Complex

This motel has been constructed in mostly low maintenance materials. There are 20 spacious units consisting of 6

studios and 14 one bedrooms. Each unit has guest parking outside of their rooms. Ascot on Fenton has its own geothermal bore, that provides heating in the units and also heats the water via heat exchangers. This is a great energy saver.

Owners’ Accommodation

The owners’ accommodation adjoins the reception and opens into an open plan lounge/dining/kitchen area. There are 4 bedrooms.

The Opportunity

This business is seriously for sale. Easily run by a couple, there is a great opportunity to take this business to a new level.

website ID #1227

18

Ray Hart P: +64 21 33 54 88 E: ray@resortbrokers.co.nz


KAURI PARK MOTEL Business - Kerikeri Strong corporate clientele New lease offered - 25 years Private setting with in-ground pool Small conference room for functions Excellent parking available for guests ease Superb location Certificate of Excellence 2013 winner - TripAdvisor Qualmark 4 star rated Low maintenance buildings

$ $3,700,000.00 450,000 First Time On The Market The Opportunity

Finally we are able to offer you a wonderful property in an idyllic location. This business and property has been family operated for over 8 years and it is now time to pass on the legacy to new operators. The rooms have been maintained to a high standard and accordingly the property is recognised as Qualmark 4 star. It also rates as number 3 on Trip Advisor for Kerikeri, achieving the Certificate of Excellence award for 2013.

Location

Located only minutes away from central Kerikeri on the main arterial route. Over the last 10 years Kerikeri has developed into being the hub of the far north. There is plenty for your guests to do with Kerikeri being steeped

in history, local wineries and some of the worlds best golf courses. Schooling is very good, Kerkeri High School is also close and caters from year 7 to 13 (decile 7).

Wayne Keene

The Complex

P: +64 21 666 991 E: wayne@resortbrokers.co.nz

This is an easy to manage property consisting of 12 ground floor units with spa baths in most. Situated down a private right of way, the units are very well appointed with a good degree of privacy. This is a great example of a fine property and would suit someone looking to enter the industry for the first time.

Owners’ Home

Kauri Park Motel boasts a quality, private owners’ home with a separate garage, 2 bedrooms, 2 bathrooms and an external sleepout.

website ID #1183

19

Bill Logan P: +64 21 669 669 E: bill@resortbrokers.co.nz


Golf Tournament

You are invited to the inaugural....

Resort Brokers Golf Day Stephen Doyle

Shaun Jackson

Hotels & Hospitality Group – Valuations

Quality advice leads to quality decisions and with the market continually changing, owners and operators must constantly adapt and adjust their strategies. As specialist property advisors in the hospitality sector we have an understanding of market drivers, market movements, comparable sales evidence and the latest trends in the hospitality sector. This enables us to provide quality and timely advice for our client’s strategic investment decisions.

Our services include:

‡Valuations – for current market & insurance ‡Freehold going concern, freehold and leasehold valuations ‡Acquisition advice ‡Market and feasibility studies ‡Benchmarking analysis Stephen Doyle Shaun Jackson

+64 21 270 3881 +64 21 653 113

For valuations of:

‡Hotels ‡Motels ‡Pubs/ Taverns ‡Backpackers/ Hostels ‡Holiday parks ‡Long stay accommodation stephen.doyle@ap.jll.com shaun.jackson@ap.jll.com

Find out what real value could mean for you www.jll.com/hospitality

An invitation to Business and Freehold owners of Motels and Management Rights

Srpingfield Golf Club in Rotorua March 24th Limited to the first 100 registrations A great pool of golf prizes and a few other surprises RSVP yvonne@resortbrokers.co.nz $15 per head covers registration pack - morning tea - after golf platter and prizes. An email will follow in February to confirm registration details.


SPECIALISTS TO THE INDUSTRY It doesn’t matter how big, how small… or even what accommodation business you’re in, HiRUM has you covered.

So call us now to discover why HiRUM is fast becoming everyone’s product of choice. +61 7 5574 4990 sales@hirum.com.au www.hirum.com.au Resorts • Hotels • Ski Fields • Mines • Motels Caravan Parks • Permanents • B&B’s.

HOSPITALITY SOFTWARE OSPIT SO OFFT HOS HO ITA ALLLIT LIIIT TY S SOF T WA WA ARE RE R E


Regional or National?

You choose. Market your property in 1, 2 or all 3 of the Sunday Star-Times Regional Property sections.

Sunday Star-Times audience Northland

Auckland

Upper North 204,000

Waikato Gisborne

Lower North 102,000

Hawke’s Bay

Taranaki Manawatu

Wellington

South Island 103,000

For more information on the Sunday Star-Times, contact Richard Warner 027 221 5639 richard.warner@fairfaxmedia.co.nz Or contact Yvonne O’Neil at Resort Brokers 09 369 9708 yvonne@resortbrokers.co.nz

Bay of Plenty

Wellington Urban

Tasman/Nelson Marlborough

West Coast

Christchurch

Nationwide 409,000

Canterbury

Otago Southland

Source: Nielson CMI Q3 12 – Q2 13 A/P 15 yrs+

Check out this weeks Property section on

www.sstproperty.co.nz Back issues are also viewable online.


Bill Logan P: +64 21 669 669 E: bill@resortbrokers.co.nz Northland

Murray Stott P: +64 21 0231 2796 E: murray@resortbrokers.co.nz Entertainment and Media


Summer '14 informer